I have been investing is Real estate for the last 10 years.  

Last week I closed on a deal I was following up for 5 months.

I, like you, did not have any estoppel agreements signed prior to closing when I purchased my property in Connecticut last year.

Last year she was talking about wanting a new car and she had just lost her husband. 

I have rehabbed 8 homes and wholesaled 9 more in the last 18 months and I don't see why it's so hard.

They'll kind of let it hang out until the very last minute? 

Need before last weekend of September. 

What was turned down last week, might be acceptable today.2nd problem, if this realtor is representing the seller, or the buyer and seller, she cannot disclose the actual dollar amount of previous offers.  

Now I am really hesitant to close this deal...Deal summaryLocation: Norcross, GAPurchase Price: $218kUsing conventional loan - 4.375%, 20% downpaymentmarket rent $1600-1650brand new (less than 4 years old) townhome, end unit, in a very favorable locationThis community/area has gone up $60k in the last 3 years and I thought there was some room for more growth given the market condition + desirable location. 15 year old houses are trading around the same price in the area, which gave me a little more confidence that this property could gain value in the next few years.

I did get a Freddie Mac quote last week at 4.32%, but they don't fund rehab so not our preferred route.I agree it would be tough to buy at a 6 cap if debt were nearly the same cost, but that's assuming no improvement to the property, correct?