These are professionals with additional training and a stricter code of ethics.

If you choose to write your letter on your own, or if you don’t have a real estate agent, make sure you include the following information:The address of the home you want to buy.Your name and the name of anyone else who will be on the house title with you, such as a spouse.The amount of money you want to offer for the home.Any contingencies the home needs to meet before the sale goes through, such as a successful inspection.Any concessions you’re asking from the seller, such as covering closing costs or repairs.Items you want included in the sale, such as window treatments, appliances or lighting fixtures.The amount of your earnest money deposit.Your mortgage approval letter so the seller knows you can fund the purchase.The date you expect to close on your loan.The date you want to move into the home.The deadline to respond to your offer.You or your real estate agent will finalize the offer letter and submit it to the seller or the seller’s agent.

I took Financexaminer's advice to read through key points in Wests Business Law Text book, and I feel as though have a better grasp on Laws and ethics.

Seems weird and not ethical on their part.

& he is a licensed real estate agent too Tell him to close, or youll be filing an ethics and commission complaint against him.

The options are few: reduce to occupancy of 3 br SFR (basically lose 3 units, results in huge financial loss), hook to sewer which depending on distance to sewer could be over $100k, convert to Aerobic Treatment Unit (ATU) which in my market is ~$20k. 

You can learn a field, get a great job and start saving for real estate.2) If you really believe you have the confidence and work ethic to start immediately, you have a lot of options. 

Everyone has different priorities in life.Saving is definitely helpful, but it won't replace investing well and having the work ethic to start a venture that will make you money in proportions much larger than what you can trade your time for.

These are some of the types of questions that will help you determine what stage of motivation (read: desperation) your seller is in, and whether they've really thought through what their options are...It's what you do here that starts to differentiate the ethical wholesaler from everyone else.

@yang;  he'll pay cap gains via installment sale tax treatment which is to his advantage.