I was watching American Greed and it occurred to me that some things aren’t pure black and white but things get out of hand quick.

This will actually give you some room to make a profit.  10% of the ARV is already allocated to selling costs (realtor commissions, closing costs, and property transfer taxes), another 10% will be towards your financing costs and holding costs, and then you'll have 10% leftover in profits. 

However, because of the stage of life said family member was at, immediate cash on hand was valuable to them.

Formica Countertops instead of granite that sort of thing.Generally it is said the lower the class of property the more hands on and better skilled the manager will need to be.

Fla. and have been up to Jax many times the past few months with many hundreds of miles driving various parts of each quadrant of Jax and have first hand knowledge.

Permits on homes are not transferable so you'd have to go through a lengthy process in hopes of getting a TVR permit, but no guarantees. 

Although I may lose the deal if I force his hand this morning, I will at least stop wasting another weekend on the MLS with it marked pending.

@Leon Wang, Unless there's something unique with what you're trying to do any title company can handle those quiet title transfers.  

In my area just a ground level entry door for the 2nd floor unit would be acceptable so long as the bedroom windows are minimum egress size (5.7 sq/ft and at least 20" wide) and they are not above a certain height from the ground (I forget the exact distance off hand).Your laws are probably different though. 

In the body clearly reference the clause it is modifying and the actual words used should be similiar if not identical as in the original purchase and sales, just with a different closing company.Who is holding the hand money/earnest money?