The current incentive structure makes it very difficult for an assumable mortgage to actually be a tangible tool for buyers. 

Best to have a GC do a walkthrough :)

Additionally, since we are out of state (Washington) and unable to do walkthroughs of prospective properties, Chris has been great about taking videos for us, which has been very helpful. 

Where a broker comes in very handy is handling the offer and the transaction.

FREDDIE MAC SMALL BALANCE LOAN (SBL)Loan Purpose: Permanent Financing (Refi & Acquisition) Loan Proceeds: $1,000,000 - $7,500,000Loan Sizing: 80% LTV; 1.20x DCR (Top Market)Loan Sizing: 80% LTV; 1.25x DCR (Standard Market)Loan Sizing: 70-75% LTV; 1.30x DCR (Small Market)Loan Sizing: 70-75% LTV; 1.40x DCR (Very Small Market) Amortization: 30 YearsLoan Term: 5-10 Year Term (Fixed), 10 or 20 Years (Hybrid ARM)IO Term: Partial Term IO (80% LTV; 1.20x DCR); Full Term IO (65% LTV; 1.35x DCR) (Top Market) IO Term: Partial Term IO (80% LTV; 1.25x DCR); Full Term IO (65% LTV; 1.40x DCR) (Standard Market) IO Term: Partial Term IO (70-75% LTV; 1.30x DCR); Full Term IO (60% LTV; 1.45x DCR) (Small MArket)IO Term: Partial Term IO (70-75% LTV; 1.40x DCR); Full Term IO (60% LTV; 1.55x DCR) (Very Small Market) Rate Types: Fixed & Hybrid ARMRate Lock: Rate Lock @ ApplicationNon-Recourse: Non-Recourse w/ “Bad Boy” CarveoutsPrepayment: Standard - Greater of YM or 1.00%Flexible Prepay: Flexible Options – Stepdown & Extended Open/Par Periods Rate Buydowns: Yes – Rate Buydowns Available Up to 2.00%Assumable: Yes – Assumable LoanCash Out Refi: Yes – Cash Out Refi OK FANNIE MAE SMALL LOANLoan Purpose: Permanent Financing (Refi & Acquisition) Loan Proceeds: $1,000,000 - $9,000,000Loan Sizing: 75-80% LTV; 1.25x DCRAmortization: 30 YearsLoan Term: 5-30 Year TermIO Term (PTIO): Partial Term IO @ 80% LTV; 1.25x DCR IO Term (FTIO): Full Term IO @ 65% LTV; 1.35x DCR Rate Type: Fixed RateRate Lock: Rate Lock @ Loan CommitmentRate Structure: Treasury Yield + SpreadNon-Recourse: Non-Recourse w/ “Bad Boy” CarveoutsPrepayment: Yield Maintenance; 3 Mos @ 1.00%; 3 Mos @ ParFlexible Prepay: Flexible Prepayment Options Available Escrows: Taxes, Insurance, Replacement ReservesRate Buydowns: Yes - Rate Buydowns Available Up to (1.25%-2.00%)Assumable: Yes – Assumable Loan Cash Out Refi: Yes – Cash Out Refi OK

My feeble mind is having trouble figuring out the best way to pay for it all.

Best of luck.

Therefore your focus should be spent understanding how to operate your business in a manner that avoids conflict and liability exposure because that's the best line of defense.

Best of luck. 

If you have a “Preapproval” it can be much more valid, the lender may or may not have gone thru the DU process  The reason to ask for a DU is to verify that the lender Actually looked at everything they should have in order to Preapprove you and that they actually Did the DU step  It is in Your best interest to provide the DU if you want the seller to be confident in your offer.