They have been trained to appeal to the emotional side of retail buyers, so they show off the home's remodeled kitchen, the new bathroom, the master bedroom's french doors leading to a redwood deck with the jacuzzi, etc.

I can assure that the likelihood of that is very small.2) Lenders will look at LTV based on the selling price if you have no money to bring to the table and you make a offer of 120K.

I understand the variables but just an average time table!

Doesn't make sense, particularly when there is already an offer on the table.

Even more so when he trys to turn the table 80% of the way through the process to become a consultant not a partner.

Unless there is more to the structure of the deal than you have told us, the charity is working with a property buyer who just happens to be purchasing the relinquished property in someone else's 1031 exchange.The presence or absene of an exchange seems incidental to the deal.I am guessing that the charity is working with a buyer who is using a loan program that does not permit seller assistance with the downpayment, but will allow the downpayment to come from a charity, but has a property under contract with a downpayment concession from the seller.The seller "contributes" the amount of the downpayment to the charity, and the charity funnels the money back to the buyer as a gift at the settlement table.

I wanted to know what the closing process is on a cash deal if you can't be at the closing table and what if any pitfalls there could be.What should I be aware of and watch out for?

We have a deal on the table.

Just as an insurance annuity, values are based on mortality tables and the equity to be collateralized.

In other words you don’t have a clue what I am bringing to the table and how much work I put in on this. and with my negotiating skills the buyer will probably get a better deal with me.. even after I CARVE out my deserving cut.