For the estate there's time delay - public nature - expense as well as the dynamics involved in probate and the mixed emotions the family is going through.

@Joe D'Occhio I have not dealt with Quickenloans myself but from what I hear they are reputable.You can do what is called "delayed financing".  

We wanted to minimize the mistakes so we thought this would be a good strategy. 

If you write the offer as cash without a hard money escape clause (eg "Buyer has funds to close cash but reserves the right to close using a hard money lender assuming no delay in closing or cost to seller") then you could lose your deposit when the seller refuses to let you switch to a financed offer.

i have two flip  projects meed to start asap, but unable  to a solid contractor to help. i had a bad experiance last year with a contractor delaying my work.  

There is no reason not to post the notice now, and there is no reason to delay in filing the eviction (since the tenant ultimately pays these costs anyway).For easy evictions in Philadelphia, and to get a second opinion on any advice you get here, try evictionsunlimited.com

I delayed telling the lender because I thought it would hurt my credibility on future deals.I never asked for extra money and never was late with a payment but I was not as quick as I should have been in completing the project.Long story short, I got all the work done but it took way longer then it needed too, but I got it done.

The cost will be minimal. 

I have thought about that, but the risk is incredibly minimal.  

If that works for you , you could move on to another one after a year or two... you can build a great portfolio with minimal downpayments by being a "serial owner occupant".