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One time I had an offer accepted in writing and later in the day received an email asking for "highest and best because there are multiple offers" from the agent's email account that he had linked to the listing website (not the email address that I had been conversing with him on). 

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In other words, conventional lending happens in an environment where each party is acting in their own interest, not the interest of the other; the lender will want to see a sales price based on appraised value; the desire to provide a great price for a family member can get in the way of establishing a loan on appraised value, this is especially true if the purchasing relative has little or no down payment; family members may "gift" equity in a transaction to reduce the amount of mortgage money required, the lender must still be satisfied about appropriate value to protect their loan, gifts have tax consequences and IRS guidelines govern gift amounts. 9.Seller-Assisted Down PaymentsNonprofit groups formed in recent years offer down payment money to certain buyers; the payment is linked to a contribution to the nonprofit by the seller, but the pathway is not hurdle-free, assisted down payments may be barred in certain situations; simple and attractive way to secure a buyer who is otherwise qualified but struggling to find down payment money; nonprofit provision becomes part of the purchase contract; nonprofit receives the contributed amount, plus a processing fee, from the seller and sends the funds directly to closing as a credit to the buyer; the funds do not go directly to the buyer; sellers may be tempted to increase the price of their property to pay for the down payment assist.

I think he Small Estate Affidavit is exactly what we need, I emailed the company on the link and I'll call some more lawyers on Monday.

In addition I noticed Cleveland, Ohio was on your list so I figured I'd drop you a link to The Ultimate Guide to Grading Cleveland Neighborhoods. 

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Happy to give you the list of questions before you agree to see if you're good with them.The interview will be published in the book, and all the contributing investors will have a bio attached as well as links to wherever they want people to find them-- both in the book and on the book's landing page.

Thanks for the info @BillExeter  https://www.biggerpockets.com/users/wexeter (sorry, I still can't type in @Name & have it link to the person's profile, any help Monderators?)

Any advice, links to other posts, etc. welcomed - where should I start?