@Nabil Suleiman Thanks for the reassuring information on SoCal being a seller's market. 

Initially they told me the reason for delay was they needed my title commitment to request the deed to record into the sellers name. 

Seller wants to live there for 2 months paying $25/day ($750/month).

You can call the city, make sure there are no liens or scheduled work to be done in the area..... had a house last year, seller didn't disclose that the city was requiring new sewer line in the neighborhood.

It also might be worth asking her if she would be willing to seller finance.

I bought a property in IL few months ago which I sold it to another buyer on seller financing (AKA Contract for Deed).The seller is going through some sort of financial issues and is not able to make this months mortgage payment.

I will take your advised verify my area to be able to value the  house at a fair price for any  potential seller.

I buy Subject To and immediately resell as Seller Financing and I get about $25,000 down for each house when I resell it to a tenant buyer so about $50,000 for two houses.

Best to have requested the seller to gather the info during due diligence.

The house the seller wants to sell has an existing tenant in it, has a month to month lease and receives SSI to help pay the rent.