Am I nuts and just looking a gift horse in the mouth?

My hot listing that is 44 yrs old, well maintained but needs updating (and 1 block off the train tracks) got a great offer in additon to multiple offers at asking price. 19 showings in 2 days and while I was showing it to my own client-5 drive by visitors.

This is definately not bragging, I am truly at a loss for words. I don't believe I underestimated the value of the home (I've done hundreds of BPO's) but it sounds like a new tactic to me. The buyer is putting 10% down with an $18,000 earnest deposit and I truly believe that the house won't appraise for the contract price and my seller may end up loosing valuable marketing time by accepting this possibly 'Strategic' offer. My guess is that either the appraiser will give it a lower value or the appraiser will hit the value and the lender will tear it apart at appraisal review causing the buyer to try to re-negotiate the sales price.

I have a buyer that has 20% for the down and wants to use me as his agent to get a credit at closing but doesn't want to go thru all the hassle of submitting an offer for the higher price and paying for an appraisal just to end up in 2nd/back up position.

Any advice would be appreciated. I present offers tonight.

How did it go?If there offering above market value it could be a land assemblage or they want to develop it for commercial use or use it as a business,in that case appraisal wouldn't matter as the use was changing.

If it's for a regular buyer make sure that if it doesn't appraise for purchase price put a special stip that the buyer will make up the difference in certified funds,this will keep the buyer from renegotiating the price.The buyers like to use the inspection to hammer down the price to so watch out for that,until all contingencies are exhausted the buyer has a chance to back out and retain the earnest money.