Did the receiving party do nothing more than introduce the buyer and seller? 

Eli, thanks for the offer but I am not a cash buyer (yet).

Time to make calls and find leads and linking those leads to together with buyers building relationships etc ... but BUT it can be done and it is well worth it man

Big if, especially given that OOS stuff has been bidden up last few years by CA buyers with equity looking to invest. 

I did not disclose the tree issue to the buyer since it wasn't specifically called out on Form 17 (WA) and the assessment was questionable.

Buyers are looking at it from a more emotional standpoint.That being said, I wouldn't say that is a reason to keep them.

These days there are other options such as 30-year amortizing portfolio loans.My overall point is just you need to hunt for the best financing rate and terms possible and take full advantage of it.

Listed it already expecting 6-9 month time to find buyer. 

If it checks out, get it into contract and pay for a home inspection (and any other needed inspections) for good measure.There are more investor buyers than ever before, so the lowest hanging fruit needs work/renovation.

Currently I am doing a fix and flip in which i am setting up the Master bedroom being able to lock off  apart from the rest of the house in case my potential buyers need it to do his or her own Air BnB.