And it's for my husband and kids to enjoy our current time together and be better prepared for my children's future.

I might have to go view the property, though I am not in any way prepared to spend $365K for it.   

The attorney is protecting her client which is why the client hired her.Have the attorney prepare a new contract.

Still, all the experience did not prepare me nearly enough for what deals I do now.One more thing, you want to seek advice in everything you do from the people that actually do deals, unfortunately a lot of people want to invest in Real Estate, however they never amount the courage to move on and take action.

The study guide you get at the end of the courses to prepare for the test was really helpful.

lease options are a better option for all parties.For the Owner of the property is just a lease with the option to buy not seller financing so you don't have to worry about the Frank Dodd law and for example in AZ you can evict them if it is just a lease and if it is seller financing you have to foreclose if they don't pay which takes longer more expensive.For the buyer a lease for the state written for the state will protect the tenant buyer and give them more rights and i try to do a  three year term to give them enough time to get prepared to qualify for a new loan.You can still set the future price but make it a win-win for all parties to avoid problems later, also in the addendum I add if the home has not reached the set purchase price by the end of the term the term will extend up to an additional three years or until it reaches the purchase price.The owner benefits because they get the purchase price they want and the tenant buyers are living in the home they are going to own and have more time to improve their credit and save more for a down payment to get a better loan.A win-win

Offer $42k, and be prepared to back it up logically (low comps, amount of repairs, etc).

How do you prepare for this for next time?

You should also prepare yourself for the fact that you will very likely have to put up a real EMD, and that they will look dis favorably on contingencies that allow you to back out.

I had a 10 day notice that I prepared just in case and told her I would give it to her if she did not let me see the basement.