Too good to be true bird-dog offer?
Hi all, I'm on my first foray into commercial realestate and could really use your advice. 

I have a warehouse, was thinking about listing it. My estimated max value is maybe 750k usd. That might be pushing it. I have an old realtor acquaintance that calls me with some people that initially want to pay 950k. They come and look at it. They build some rapport with my wife who tells them 800k. Shit! But oh well. It wasn't worth 950k anyway. They promise us the world though with leasing back to our tenants leasing back to us on the cheap. Etc. 

Their offer comes in at 780k, 30k escrow. Which is workable. But nothing in writing place about leaseback terms among a few other things that had been relayed to realtor. theres no proof of funds for even the down payment and they wanted the contract assignable. Which are the two biggest concerns. Then, they want a two hour response to the offer. I respond to the realtor I need proof of funds to even consider the offer. he says "I'll get it" and nothing. It's now past the deadline technically . I can still respond tomorrow. 

My gut tells me this is a too good to be true offer and these are bird doggers with no money trying to lock the place up. My wife may kill me in my sleep because I'm not even willing to counter till I've got proof of funds.

What are your thoughts. Also, apologies in advance if this is not clearly laid out. I wrote it on my phone.

Edited for grammar and spelling.
[{"id": "cu17nat", "text": "Wow there are a lot of spelling and grammar errors. Apologies again. I will fix them when I get to a computer.", "replies": [], "depth": 1}, {"id": "cu18ej6", "text": "Hire someone who specializes in industrial properties . Not sure who the dominate player is in your market but companies like CBRE, JLL and Cushman &amp; Wakefield are good places to start. Your realtor is out of his league. ", "replies": [{"id": "cu19b50", "text": "I've been shopping some places, I will hire someone, thank you. I'm kinda thinking your right and he's just hoping to get the biggest payday of his career. He's made me some money on small projects before but I agree he's out of his league.", "replies": [{"id": "cui6jwf", "text": "Where are you located? I'm an investment sales broker at one of CB/JLL/C&amp;W/Eastdil.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "cu1j6b8", "text": "Your contract should either have the lease attached to it or a contigency to negotiate it acceptable to both.  Get a re attorney and possibly a commercial broker.  They need to give you proof of funds and 2 hours is rediculous .  A week is more normal I'm cre and honestly it's more negotiable .  You want your attorney to review any purchase contract and lease.", "replies": [{"id": "cu1j7z5", "text": "Also I have no idea how either side evaluates thus without leaseback terms.  Amateur hour all around.  You are doing the right thing.  Slow this down and get some pros involved", "replies": [{"id": "cu1ldn3", "text": "Thanks, I thought it stunk. Wanna hear something funny? The realtor told my wife \"oh, you don't do that in the purchase contract.\" When asking about the leaseback terms. ", "replies": [{"id": "cu1losm", "text": "well he might be partially right.  I'd not want to see something like \"Seller agrees to lease back space for 5 years at $x\" or anything.  \n\nYou need something stating terms will be offered to you though.  IMO the best way to do that is to attach the actual lease, provide x days to negotiate a lease, or just do the entire thing on a letter of intent then have your attorney deal with both the purchase contract and lease at the same time, after the base terms have been agreed to.  Your broker will handle all that though, I don't want to speculate on the best way without knowing more.  \n\nMost people don't want to get under contract or have expensive attorney fees without at least a general understanding of the lease terms though for apparent reasons.  \n\nGood luck, post back and let us know what happens.  ", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}]