After cold calling a off market property and coming to an agreed price with the owner, I sent him out a contract to sign so I can proceed with getting him a cash buyer.

After cold calling a off market property and coming to an agreed price with the owner, I sent him out a contract to sign so I can proceed with getting him a cash buyer.

Should I proceed or walk away? 

Do you guys have any tips on how to proceed through the agent and structure our approach knowing she was widowed in dec 2020?

If you leave it with a tenant, someone slips and falls and sues you, your insurance company will take the hit because they can't go back and sue the tenant because technically the tenant is your 'employee' in that scenario according to the courts.  

They are just second in line to get paid from any proceeds.

Check your civil court records for money owed to landlords or to any creditor who may pose a threat to the applicant's income. 

Add a second claim for adverse possession in case the court sees the original purchase price as inadequate.

The last thing you want to do is have the courts decide who has to pay out who if you guys split.

If the owner sells it to you, they get to keep the proceeds after the loan is paid off at closing.