After explaining that I am neither an attorney, nor a realtor, and can't advise in legal matters relating to real estate, I have told sellers that I have seen others use a win-win solution to protect the seller, the realtor, as well as help out you as the buyer: They add to the contract that the the buyer must provide proof that indeed they have a qualified buyer to whom they will sell the property.

Most agents discover pretty quickly that your typical wholesaler is looking for that same list of buyers.... and the typical wholesaler learns pretty quickly how to cut the agent out of the loop.  

Can't win them all. 

Gradually, you will discover that you are that person, but until you can see this clearly, you must pretend and invent.” ?

So I drove out to a property over an hour away only to discover from the owner that it was actually 2 separate parcels and only 1 of them was for sale.Sending me stuff from the MLS. 

Win - Win

Shoot for a win-win!

Nick, sounds like you need to read Brandon's book, ha ha.We want some of our own skin in the game, but we've used family loans as a win-win too.To properly tag people, type #, type the first few letters of their user ID, and look for it to pop up in the bottom left corner, and click on it.  

I would offer her $130k and let her know that number will need to be reduced if black mold is discovered.

Instead, I did some research and discovered BiggerPockets!