@James Wise  I was waiting for you to pop on I wanted to ask you a question off line.. and it has nothing to do with Rueben balls

Even if you throw out low ball offers who cares?

I understand that I'll have to disclose the fact that I'm licensed but somebody was telling me that it could also affect my ability to "low ball" people.

Get back on the horse no matter what happens with this little speed bump.Make sure you stay on track to purchase your first investment.If this is the biggest mistake you make this year, you will be very lucky.There is no such thing as a great pro basket ball player who didn't get 4 fouls every game.

I have earnest money of $2800 down on the deal...if it appears I may be able to get that back, I may play hard ball and see if the seller will lower the price to the appraisal. however, if I decide to take the 5k to closing, it impacts my ROI, but not significant in the grand scheme of things.

The experience of the sellers agent is showing in that you came at them with a super low-ball offer (most deals never get to 5% off asking).  

:)Just to play fair and get the ball rolling, here's a good roofer I know.

And What ball park price am I looking at? 

It would have been even more profitable if the stupid appraiser didn't low ball the value by about $20k because she wanted to buy the house!

From what I read on the forums, there are some trustworthy contractors across the U.S.I can tell you that South Florida/Miami is a whole other ball game.