Trying again, How can i lock this up?

I had this posted with a different subject, and no response Trying differently.

I have a seller of a commercial building, that has apartments and businesses. He has a 1st on the builing of $150k with pmts of $2,800 mo. Taxes,maint, ins and water all total $1,300 a month.

So outgo is aprox $4,100 with current situation.
Income with rents is $6,200 and two more offices rentable, so another $1,200 possible. Totalling $7,400

He’s selling due to not wanting to be a landlord anymore and health issues.
He wants to refinance the $150k for $200k and will split the 50k with the partner then carry for 20years.
Tax assesed value is $525k Hes selling for $595k

Is this a deal? Can i get it done with out an appraisal due to low ltv?

And how can i get a 90 day lock on the deal if it is deal?

What does it mean when no one will respond after posting? im thinking its not a deal for lack of responses???

Being mostly new here myself, I have noticed that sometimes they take a few days (or more) before responding. Especially considering now Football is in full swing and the baseball races are in the final legs.

I have already responded in the other thread. Starting two identical threads is NOT a good idea.

My bad for having two threads for one subject. Trying to get answers.

I do need to know how i can lock this one up? ASAP.
I have the seller at a sale price down to $535,000 and with two more office spaces avail for add income, I want to lock this in. How do i lock it? Does a signed purchase agreement give me exclusive rights for purchasing?

Im working on financing with $47%ltv of the tax rmv. And seller will carry back a second.
Any sugestions for the financing as well? Looking at HML.

Thanks Again

Where is the other thread? I wann know what the others think about this.