The best way to do this is to look for the positives in the situation, point them out to her, and use this as an opportunity to become a better negotiator.Look at it as a training session to improve your persuasion and negotiating skills.No matter how negative she may get, do not allow your self to be dragged down by negativity no matter how bad it gets.Being positive is a matter of choice!

When they are in the walls, you have no choice but to open up drywall (interior) or stucco (exterior) to get to the infestation.For rodents, if they are in the wall cavities, they got there from an opening either at ground level, or from the attic.

Its a concept illustrating the compound effect when one strategically looks to enhance their network with 'connectors' aka people who's main intention is to be a resource for other high net worth individuals.

You also do not need to share the inspection report.If you get a different inspector, I would ask to extend the inspection clause and state that it is due to the seller refusing your first choice of inspector. 

If a "larger couple" (or any couple actually) is given a choice between your place with the Queen bed or Motel 6 (or whatever equivalent) with a King, they will go for the King.

I want to use private money lending to jump on a deal, cash offer.  I will have to refi cash-out exit plan If I hold it for good positive cash flow, and not flip it.  I am terrified not being able to  qualify for refi...

or would it be more strategic in this case to keep the appearance of having more income.

Purchasing a personal home is a life style choice not a investment.

Your getting scammed and most likely they are simply moving to some other place of their choice. 

I see Buyers agent as necessary if you need assistance with seeing a lot of properties, help with financing choices, have questions about the area where your property will be and want someone who will be working to help you close a deal.