I agree, if I wanted to do a sandwich lease option, I'd want to have a bigger spread on the back end (when the lease expires and sale is supposed to happen) and have a larger spread month to month to cover the amount of risk exposure.

However, this really changed my perspective on the company since we are supposed to close on this 3-family next week. 

I was supposed to close on my 5th property today which is a 3-unit property.

She's not even supposed to be using the funds from the buyer, as the payments go to her husband's estate, not her.The will means nothing all by itself.  

I am supposed to receive a prelim settlement statement tomorrow.The purchase price is $45,000. and needs $10k in rehab to make rent ready.

I suppose that's how many contractors work.  

However, I think most standard listing agreements usually require the listing agent to present all formal/written offers to the seller.Have your agent check with her broker first (brokers are supposed to know the real estate laws), but she could maybe present the written offer directly to the seller if the listing agent refuses to. 

I really appreciate the comments and opinions this community provide.In general, when one does his research of due diligence on something like this or on a private lender, I suppose we run a research online (BP, news articles, reviews, BBB, business license, customer references, company history...)  

And he was supposed to do carpentry work and waited till the work was stopped by the HVAC guys waiting for him to do his part.  

As far as depreciation is concerned you were supposed to take it whether or not you did.