They would have got about 35k at closing.

They will look great having something off market and if it closes, then they manage it.

The closed sales price (if it is recent, hopefully under 6 months) will be a good indicator of value for you.   

Sounds like this is a private money lender or a hard money lender.If you are getting funds from another source and relying on that to close, you should not put in the purchase agreement that you are buying with cash.

I've seen sellers be so fixated on a price that they give up closing a deal and wait months to get their desired price.

Or a legal perspective?

Quote from @Zalman Schurder: Hey guys,I am closing on my first fix and flip in Tamarac Florida.I am renovating the entire home, adding a full bath, new floors, a new kitchen etc.Where can I find ideas for current designs, colors, flooring, paint, and kitchen layout.Any general advice of what to do or steer clear of?

I closed a deal from a BP lead this year and paid for the whole trip.  

This also begins YOUR title seasoning, so that when you're ready to take out a traditional mortgage, you can refinance and pay off the seller without a title seasoning issue. you can buy title insurance from the title company at closing. this is a good idea. 

Months later, Tenant is now claiming close to 10K.