The market in my area (Somerset County)   I know the owners well enough over the years so its possible I could work out a deal with them being the already established connection i.e. seller financing but not relying on this to be my sole option. 

Maybe you can work out a seller finance deal with him.

How did it work out?

Even if I have to wait 6 months to refi the math would never work out.

The court noted that “[a]lthough [the attorney] reviewed the prepared deeds and title searches, he had no involvement in the day-to-day operations of [the company], and he exercised no supervisory authority over the nonlawyer member” (Garas, 65 A.D.3d at 165).Contrary to the attorney's argument that the company's services consisted mainly of clerical functions, the court concluded that “[t]he services at issue here . . . were routinely performed, were of the character usually performed by lawyers, and were performed pursuant to a contract that required an admitted attorney as a necessary presence.”It may be that a non-attorney third party cannot conduct a closing without committing the unauthorized practice of law but if you're doing a "kitchen closing" where it's just you and the seller, it may be ok. 

Because if that’s the reason, then this particular deal seems to lose its significance, due to the current time constraints and ability to work out the funding details (partners, etc).

You just might need to drop the rent slightly and let the laws of supply and demand work out

It doesn’t always work out like this.

I don't want to begrudge an agent their due; neither do I want to paint myself into a corner for the year if things don't work out.

A routine inspection may bring these things out.