Dont know how i missed this thread, being an agent (in the past).
Al, the reason i left that industry is exatly this sort of BS that gives the industry a bad name and want nothing to do with it.
Looks like pretty much everything has been covered already, are you still keen on this property?
Out of interest, can you ask the lady how she came to give this particular agent the listing? How did they get in touch? Was it a recommendation from one of her friends? If so, she should speak to her friend (maybe its written above but i missed it)