.* Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)* Don't allow for your own independent property inspection* Are not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)* Require you to pay for any renovation upfront* Sell only in cheap. low end neighborhoods* Don't accurately represent the neighborhood/property classification* Don't have consistent rehab standards for all properties* Don't provide a scope of work for the property* Can't provide references of repeat investors* Require you to close before a tenant is in place

Your final option is to have your attorney represent you, which may cost more than an agent.

As an agent you have a fiduciary responsibility to try and get the best price for your client so it needs to be abundantly, in no uncertain terms, clear that you are not offering to represent them, that you are attempting to buy the property as an investment and make a profit on that.

I understand that typically title companies like to see in the estate probated and a legal representative appointed before a property can be conveyed from the estate to another party.

Hello for all who are interested I represent a seller that is retiring he has several properties in his portfolio, many of his properties are in Essex County, many will be posted in the market place before the end of the week.

Holly, I see that you are real estate agent, did you handle this transaction or someone else represented the "buyer"?

@John Ashley, without knowing the value of the condos, it's hard to offer so much advice.If the $40k represents at least 30% of the value of the 3 condos, you should have enough for a conventional down payment for many lenders that will look at these types of deals. 

If there are multiple offers and negotiations need to happen, her fiduciary responsibility is to her clients...how can she do so if she is representing more than one?

It is literally an agent doing the job that he is required to do by law.When an agent represents a buyer, a highest & best request gives the buyer a chance to improve their offer, which is especially helpful if they're below asking. 

They definitely represent a risk that is too high for me.