Another Offer Submitted (Updated)

I put in an offer yesterday on a condo that looks like it's in pretty good shape. The listing said the seller needed a quick close, which is what caught my eye. When I talked to the listing agent, I was a bit disappointed to learn that the seller was looking to close around the middle of January. That's almost a month away and not really what I would consider a "quick close." However, I submitted an offer anyway, at about $35,000 under the list price. Based on my research, that would still net the seller about $15,000. I haven't gotten a response yet, but they have until 4:00 PM today. I am preparing myself mentally for the "this offer is ridiculous" call. I plan to point out that my offer is not contingent on financing and is about as close to a sure thing as one can get. I won't be falling out of escrow.

The previous property I made an offer on is still for sale. If it's still available tomorrow, I will submit another offer. Supposedly, this is another seller who wanted a quick close.

UPDATE: Just got the call and yes, the exact words used were "ridiculous offer." I made my speech about my offer being a sure thing and the agent said sarcastically, "and all she has to do is give up $35,000 of equity." I replied "She wants a fast close and everything comes with a price." (By the way, I came up with my figure by taking 76% of the listing price.)

One thing she did say was that the fact that I was not using an agent would not save the seller 3% commission because she had a listing agreement that specified she would pay 6% commission no matter what. Well, either the seller signed the worst listing agreement in history or that agent is lying. The listing agreements I have seen say the full commission will be paid to the listing agent only if the agent also acts as a buyer's agent. She would not be acting as my agent and therefore should not get paid for doing so.

Oh well.. Another one to put in the file for follow up in a week or two.