She said the listing was going to be for 170k. i ran my numbers and the best i could pay is 138k she tells me they would accept.

With the apartment building market as hot as it is right now, I think sellers would rather sell outright or with seller financing instead of accepting a MLO offer.

(Keep a few bucks in your pocket so that you will be able to accept any reasonable counter offer).

If the seller knows your credit qualifications have passed through underwriting and all you have to deal with is underwriting the property you'll stand a better chance of getting the seller to accept your offer. 

One condo owner did not accept the repairs of her plaster ceiling and walls which were damaged by water in her Dining rm.

Which is also to say, I don't think you can accept payment for next month if he offers it if your plan is to remove them.

The biggest factor/ unknown will be the support underneath which I will have a structural engineer take a look at.THE GOODI am quite sure I could offer low 30's for the property and he would accept. 

I just want to sell the property and not lock myself into exclusivity with someone for a month.Thanks for the help,Dan

Are there any other red flags that I should consider regardless of him accepting my offer?

She does have a child now, so that definitely changes people.What are your criteria for accepting/refusing people?