And still made zero today.I prioritize convenience and heads in beds.

Hi @Eli M. if you go to the National Association of Realtors website you can find the "Code of Ethics and Standard of Practice"  its an 8 page pdf.

Because they have a number in their head and really dont care what your appraiser says. 

They'll even say "for the first N people at the back of the room, oh it looks like some people are already heading there now"I would strongly recommend, even if they've "sold" you on the value of something, at the very least sleep on it, wait at least 24 hours.

For what it’s worth, even as a guy, I hate those rain heads.

If you feel it to be a bit awkward or could become a conflict, see if she'll pay one of her associates a flat fee of $500 or something to represent you (basically take care of paperwork)  for this one deal..  

Typically there are fees associated with the separation if it's landlord-driven. 

You will be out of cash as soon as something expensive rears its ugly head for money to fix.

Additionally during the walk through she mentioned car engine trouble and obviously it was expensive and stressing her out.So this was fairly easy denial - I do not want potentially late rent and to put someone in position where they are in over their head.

I've also heard of several agents getting in trouble for buying off-market properties at a discount because the seller later felt taken advantage of and complained to the Realtor association.