She is high energy and on the ball. 

Unless you have a crystal ball, you should be dealing with what you know to be true today, not what might happen tomorrow.

@Stone Jin got you in the ball park. 

I’ll admit we both dropped the ball not seeing the original listing 45 days ago.

Am I low balling this number because I would have to go to a private lender or hard money lender?

No one has a crystal ball, but generally lending and credit will get tighter when creditors get more conservative in response to market conditions. 

So I know WHY he's busy but at the same time, I know for a fact I'm a little more motivated at getting this ball rolling at this moment in time.

So not dramatically less than the $55k to $57k they commonly produce today.I wish I had a crystal ball to know whether to use some of my capital now and get a more than acceptable rate of return for me in current market conditions or keep accumulating and then pounce on what I can at the bottom in the hopes of the market taking an abrupt turn South! 

I'm trying to really get the ball rolling.

I have a full-time career (my wife works full-time as well), 3 boys under 10 that are are playing baseball that I help coach (two playing travel ball - if you don't know what that is, you can look it up under "Time & Money Suck").