There is some grey area and some exemptions to the rules, but not enough that I would risk what evidently is a class 6 FELONY!? 

I am by no means a market analyst, real estate or otherwise, but I have looked at a lot of charts and to me the appreciation slope pre-bubble looks positive and the post-bubble slope looks flat, for the most part, based on your charts, probably most evident in the Hillsborough County chart, but present in all the charts.

There are a few apts but the last one was in the 80s.There is some evidence of water issues in the roof of one of the downstairs units, the ceiling was cut out in a bathroom, but I could not get access to the upstairs or roof to see it.

Overall, August real estate activity provides little evidence that the market is slowing heading in to fall.

Yes, they are trying to meet buyers/sellers/investors and grow their business, but it's evident they also try very hard to bring value and help others. 

In civil court, the standard of proof is a preponderance of the evidence, i.e. 51% or more.

Provide some credible evidence to back up your assertion.

Any contract, while it may remain evidence of the relationship of the parties prior to settlement or as to representations made, expires at settlement as its purpose has been served, a contract brings the parties to a settlement, nothing more. :)  

If it gets returned with no signatures do not open letter, and use for evidence.

Taxes would definitely be evident because many flippers will keep the property for 3-6 months.