If income/expense numbers given to you were inaccurate, then I would lower my price to adjust accordingly to the cap rate you agreed upon the incorrect numbers.No deal is better than a bad deal, and losing a few thousand dollars is worth it not to get into a bad deal.The broker can put any description he wants, but he should not be passing over incorrect income & expense numbers.Go back and lower your price accordingly or else walk away.  

I'm purchasing the property with cash and if I wait to renovate until spring, I'm confident that I can pay cash for the whole renovation.

My family loves Myrtle but waiting until my soon to be senior is out of High School before making any moving type decisions. 

Once I get the seller to sign purchase agreement, do I take that to the title company or wait until I find a buyer to sign the assignment contract and just take both at the same time?

Any money you put into the rehab can't be included into the purchase price.If you are expecting a decent equity bump then you will need to wait for a 6 month seasoning.

If you want to cash out because there is lien on the property you have to wait for 6 month.

If you decide to sell it, don't wait very long and get that profit money in your pocket. 

I’m not having much success with 170+ day listings, these owners are determined to wait u til the market goes back up to sell rather than sell for cash today.

OK, offer him $5k more to wait a month. 

Weird they all waited until school was back in session to list their houses.https://www.reviewjournal.com/business/housing/las-vegas-home-sales-show-signs-of-slowing/