I think this is a fine place to discuss it.

All else being equal, I'd try to find that out, and then do more internet sleuthing before making a final decision.   

Your friend may be able to negotiate a final credit from the seller.Best of luck to you and your friend moving forward!

A final note:  Zestimates (Zillow) does the market a huge disfavor by under and overflating properties. 

or a final occupancy inspection?

And with a fine of up to $500 per violation, a liberal reading of the law could indicate each name used is a separate violation.

The first free event is about an hour long expo of hype with a final sales pitch getting you to attend their 3 day seminar that will "end all your problems".

Without context and color around your #s, you won't know why something is happening.hiring a finance professional will add a level of financial sophistication and credibility because you just don't want to provide your lenders/equity partners a spreadsheet print out.

To that end, the IDFPR has authority to initiatedisciplinary proceedings against licensees for violations of the Illinois Real Estate Act of 2000.The IDFPR may “refuse to issue or renew a license, may place on probation, suspend, or revokeany license, reprimand, or take any other disciplinary or non-disciplinary action as theDepartment may deem proper or impose a fine not to exceed $25,000 upon any licensee underthis Act . . . for any one or combination of” the grounds for discipline set forth in §20-20 of theAct, 225 ILCS 454/20-20.Additionally, a licensee may be subject to both civil penalties and criminal liability for theunlicensed practice of real estate brokerage:Any person who practices, offers to practice, attempts to practice, or holds oneselfout to practice as a real estate broker, real estate salesperson, or leasing agentwithout being licensed under this Act shall, in addition to any other penaltyprovided by law, pay a civil penalty to the Department in an amount not to exceed$25,000 for each offense as determined by the Department. 225 ILCS 454/20-10(a).Any person who is found working or acting as a managing broker, real estatebroker, real estate salesperson, or leasing agent or holding himself or herself out asa licensed sponsoring broker, managing broker, real estate broker, real estatesalesperson, or leasing agent without being issued a valid existing license is guilty ofa Class A misdemeanor and on conviction of a second or subsequent offense theviolator shall be guilty of a Class 4 felony. 225 ILCS 454/20-22.It is a fundamental principle under Illinois law that parties can agree to any terms, and can contract in any situation, as long as there is no legal prohibition or public policy that dictates otherwise.Contracts for the sale of lands, tenements, or hereditaments or any interest in or concerning them for a term longer than one year must be in writing to satisfy the Frauds Act.

Maybe a fine.