So, anyway, it pays to shop around a LOT.

Shop around before locking yourself into an agreement. but also understand that the cheapest isn't necessarily the one that will make you the most money.

The prior owner was a shut-in and was addicted to the home shopping network.

For that matter, you could shop from CA on utahrealestate.com and double-side the listing agent on one you like.  

Currently, I have 3 deals going:1) A gut job remodel turning a 1500 SF 3/1 farmhouse into a 3/2 rental with either a carport or garage. 2) A house hacking (my family's current residence) remodel of a 1700 SF ranch style 3/2 into an open floor plan. 3) A mobile home (currently shopping for a deal) rental on an empty lot with a septic tank and electricity already available. 

I hate shopping, but was super stoked to see the Ryobi 6-tool cordless set on sale at Home Depot for $199.I already have the drill, have already lost the reciprocating saw and light, so those are nice to have back in the arsenal.

But people in that market aren't shopping that area because of the one-offs like the house you're targeting.

Keep shopping around and do a routine check-in.

I shopped around a few traditional banks and they were all high so I just settled on the lesser of all the crappy options.

When he came to tour and interview with myself and my husband, he stated he owns a local retail shop in town and plans to put 4-5 people in the house.