Once I am comfortable with the timing of my market, then it comes down to deal analysis.My wife and I are in a very similar situation as your family.

....just not that comfortable handing out large checks for funds that have taken me years of saving so if im going to than I just want everything to be clear

I'm generally not comfortable with tenants and fire.

Of course, this also doesn't make it legal if it's not already legal, but it should provide some reassurance that I'm not trying to force a buyer to use my lender.Again, I don't know if there is any case law to support the legality of this one way or the other (I've heard lots of debate), but I'm personally comfortable with the risk...

In any event, I would feel much more comfortable if I had an additional 3rd party inspection.

I have read many blogs and watched dozens of videos on real estate investing, but still not comfortable with going out and making offers.

I am getting interested in out of state properties, but am just not educated enough on the subject to feel comfortable making the plunge. 

It's getting the next generation comfortable with selling their home online and Auction.com is at the forefront of this. 

If the contract is assignable and the seller would be comfortable with your assignment fee, you can collect a small deposit up front with the rest of the assignment due at closing.If the contract is not assignable or you think they would balk at your assignment fee, double close.

This particular agent had dealt with investors before and so was more comfortable than the typical agent with the fact 'we may partner with someone on buying it or have another investor we work with be the buyer, but the price and terms we agreed on won't change.