They're out of Boulder, and while their information is up to date, they wasted zero dollars on proofreaders.

I wouldn’t waste the time to give a answer because he didn’t give you one either. 

Looks like a solid structure 

Someone else will have bought it Why would an agent waste their time getting you comps , when there is nothing in it for them ?

No point in wasting time with negotiations.

If they are just shy of the cutoff and everything else looks solid, you will prob be ok.That said, I’d give the process at least a month before you start bending your rules.

There isn't enough information to give a solid answer but consider the options of the family member lending you the money and putting a Deed of Trust against the property the same way a bank would.

You need to work with only Motivated Sellers by asking proper questions and determine whether this is a Motivated Seller by phone and before going to meet owner to determine if Motivated is a waste of valuable time.

Although I feel that I have wasted years already so many rent payment ;( @Caleb Heimsoth I already have few jobs line up when I finish, but I plan to do a few more years of fishing for sure pretty good pay for two months!

I have tried in the past to do this with a solid written agreement spelling out exactly what the terms of the agreement were, what was to be done, and that the work needed to be completed in a professional, workmanlike manner.