Secondly, let me think all of you for being patient with me, I'm clearly new :-)So here is some more background on my situation.

It seems the seller will have real trouble getting $20K over retail, so I would be patient and given time they are more likely to negotiate.

Will it be life changing probably not but it will definitely help you save faster, give you extra discretionary spending and if you occupy it while renting out the other half (2 family situation) can give you a HUGE advantage allowing your tenant to pay 1/2 or even 3/4 of your mortgage payment (this is how I got started) over time this can really snowball into something big if you are diligent, patient and choose to keep going...regards,Chris  

Since then I have been waiting patiently for 4/16/18 to arrive so that I can get paid, but now my broker is telling me he wants to "wait and see what happens". 

Be patient.

My approach is to stick to my numbers and be patient, I have a long-term perspective, and can wait until we crest the peak of this real estate cycle.You can choose to work with an agent that will write bids for you based on local knowledge and your criteria as soon as they are listed.

Even in a difficult market you can find a good BRRR property if you are patient and keep your eyes open. 

You can get a good deal if your patient and willing to wait. 

If your cancer-patient tenant can set up a website and host it on a free server...small businesses do not survive long by abusing their customers.

My broker has been patient and shown me around different neighborhoods.