The more i listen to the podcasts I realize I don't have many options presently.

So I circled the items on the disclosure that were inaccurate and presented this to the sellers agent.

I'll then send those photos to the tenants via email with an open/read receipt and require they respond that they accept the house in its present condition.

(Cash, as-is/without having to make any repairs)Have you considered presenting her with other options?

Only a small portion of any transaction I work on is spent on showing properties - more is spent preparing an analysis, offer, presenting, negotiating, and then doing all of the after-contract stuff.

If I were representing a seller, I would be under no obligation to present such a form since it does not represent a true bonafied offer.If I decided to go ahead and present, I would advise the seller not to accept - again since it a not a bonafied offer and I would conclude that the form did not represent a "ready, willing and able buyer" In addition, in most of the areas around here and, especially in this price range, it is a seller's market and there would be no reason to accept such a form."  

Again, make a nice presentation, focusing on WIIFM (what's in it for me, of course from your private lender's point of view).

There are no outlandish requirements as long as the property is kept presentable.

In those cases, you should consult with an attorney.The complaint should consist of a brief explanation of the facts, presented in the order in which they occurred (i.e. chronologically).

I always have a family member of the seller, if elderly and alone, be present for the signing of the contract or at least know about it.