The contract is not contingent on clear title . it only says if the buyer does not agree on a cloud or lien or anything that clouding the tie they should notify me within 20 days of me receiving the title commitment . which should jave been done but not yet . and that commitment should have been done 5 days of signing the contract which was 08/14/2018 The contract also says he can assign or relist it on MLS but he is not licensed some other broker did list for himI spoke to the PA realtor commission to check his name if he carries any license and he does not.

I've looked into this, and from what I can tell they don't recommend women paint at all, however, there's no research been done on it to suggest that there is any risk.

Single family properties are a challenge to crack into but most investors have been focused on secondary suites and diversifying their risk. 

Risky, but to land a property make take additional risks.

I don't know if I should do an owner carry?

The most I do is carry maybe a dozen boxes out per week to my car, so I don't think the township is going to come down on me any time soon.

I would never  risk $2K-$10K for something that might not work out.   

Liked me/believed in me enough to take the risk.

If you're brand spanking new though, and especially if the property needs work - that is going to sound like risk to a lot of investors. 

Based on questions and comments here on BP clearly people are not considering all the costs and taking risks they don't understand.