ouch ! Big Mistake - advice

OMG ! I made a very big mistake !
I found this great property, did the comps, everything looks great.
The property owner told me they had an appraisal of $93, and said they would send it to me.
I followed up with them and they said the appraisal was $55 and the tax assessment was $93k
The comps show ARV $110

I was so excited that I sent the info to my small list of investors and 3 of them was ready to grab it.
Now I just had to send them and update about the BIG MISTAKE I made.

This is very embarrassing - what advice do you give me the newbie on this stupid error?

Could you pocket the difference?

I don’t understand what you did.