My opinion is that a professional Realtor would allow you to modify the length of the contract, if desired (no one should want to have a client under contract unwillingly), so it may be worth simply having the conversation.

You could have obtained the lender info along with authorization, transferred property to a title holding trust and stepped into seller's shoes without need for assumption.Since you took action but are uncomfortable with sub-2, I suggest that you pass on the deal to someone who is both comfortable and experienced if you are unwilling to feel uncomfortable going forward.

I think a lot of investors/landlords under estimate their CapEx big time because they're unwilling to sacrifice what they perceive as expedited growth and expansion.  

It sounds like you have worked with the lenders before which leaves me wondering why they are unwilling to do a pre-approval.

You yourself seem unwilling to move at this time.

She still has a balance that she is unwilling to share at this moment.

Carpet is shag from the 1970s, and grandma has been unable/unwilling to clean stains out for a few decades now. 

Now, my agent tells me the heirs to the property are completely unwillingly to move forward on any deal.

One thought is that keep that savings for the property high and if the property is in severe condition with the seller unwilling to fix the items you requested at purchase you ask for a reduction in price, and then use the saved money for fixes.

I was indeed wondering if perhaps the homes just have issues that the sellers know will not pass a VA inspection, and are unwilling to shell out funds for repairs.