(this is called negative phrasing or being a reluctant buyer, if you come off like an enthusiastic salesperson, the seller gets defensive, but if you use this reluctant sales talk, the seller will keep you there in the interview if he is sincere about getting it done)Now the part of the OPs question, how can I keep most of the option fee and not piss off the seller?

Your state recognizes "An oral contract is just as valid as a written agreement".

Although I also recognize my enthusiasm and will NOT let that overtake me.  

@Grant BertholdI would agree with the 85% for FHA but I don't know of any MI companies that will allow cash out over 80% on a conventional loan.I would say 80% max on O/O conventional financing.I hope this helps and if you have time check out my interview on the Joe Fairless show earlier this year.  

Which is obviously a good thing.In conclusion you need 6 months to use new appraised value.I hope this helps and check out my interview on the Joe Fairless Show I had earlier this year.  

You'd have to interview them to find out if they either invest themselves or specialize in that area.If you want to contact me off line or add on to to your post here say a little bit more about what specifically you are looking for, I could probably make a recommendation.

When family members of mine wanted to sell their house across the country from where I lived I found a great realtor by reading all the reviews on Zillow, sending out emails to the top agents, and then interviewing them.History– I love that it gives me a snap shot of what the house was sold for!

Learning to recognize value can be one of the highest dividend paying pursuits weather you are a real estate investor , a painter , or a lawyer. 

Check out the podcasts for all the great interviews.

While I recognized it was someone else's house, it was my home and so I cared for it accordingly, which included the yard.