Thank you again, so much. I am in CT, an urban-ish area.

Yes it's only one offer. I also noticed on the offer that they said I needed to respond to it by 5:00 tomorrow, so that doesn't give too much time. I texted all agents who have shown the house to ask them for their best offers by tmw 4pm.

There were 3 people scheduled to view the house tomorrow. I told the agents what was up, and two canceled. One still wants to see it at 10am.

I have a hunch based on responses that we'll only still have the 1 offer by tmw at 4. And in that case we'll definitely accept. It's a conventional loan with 20% down.

Right now we are leaning toward not requesting an appraisal gap guarantee, and just working with the buyer if it comes to that. I don't want to play hardball with them- they are a really sweet couple. They saw the house twice, and the second time I showed it because their agent couldn't make it. We got along great, they seemed like they loved all of our improvements and personal touches (perrenial garden, workshop, work bench my.husband built and recessed lights he put in... our paint colors... etc).

So what i'm thinking is, maybe I don't want to press them on the appraisal issue. I don't want to raise red flags about expecting the property not to appraise. I also got a very strong vibe that they would be cool/reasonable to work with, so I would hope we could "meet in the middle," say between the appraised value and offer price. Idk, I just don't want to spook them because at one point their agent said they were torn/waffling.

I think i'm going to touch base with anyone I haven't heard from by tmw afternoon, and just accept their offer at that point if nothing else is coming.

Thanks again!!!