We have been using our neighbor, who is a friend, but isn’t hungry or imaginative and we’ve lost 2 deals already waiting for him to be available.  

Left with no choice but HODLing and wait for a return in the market. 

So no wait on a mortgage or registration! 

Is it possible for me to do that without the seller having to pay the agent or do we have to wait for the listing to expire?

However, do I need to wait if I want to transfer the deed? 

Wait till you have more capital reserves.

I wouldn't wait for the perfect opportunity, but I would definitely not jump on the wagon just to create some action.

Wait until you have a couple of properties.You need a purchase & sale agreement, a disclosure telling the seller the risks and a written authorization from the seller to you, to allow you to talk to their bank.

Its about waiting for my father to agree, when he is a dire financial situation, he will be stuck between either getting a reverse mortgage or having liens put on the property due to non-payment of prop. tax (has happened before, but was paid off).

Definitely going to re-familiarize and revisit that plan while I wait for my electrician to set up my dish washer!