Credit and income approved, appraisal $10K over contract price so why aren't we closed.

Since it's Christmas (yes I said Christmas) a video game analogy comes to mind.

You start the game with nothing then work through the puzzle that yields a great listing.  Then you purchase game credits to look for a qualified buyer.  After negotiating several treacherous levels you get a qualified buyer with down payment who doesn't ask for seller concessions.

Don't high five yet.  The buyer is determined to use a loan broker who takes 3 weeks shopping the loan around to see where the broker can make the most money.  Three weeks into the process the broker orders an appraisal.  Despite several shots across the bow 13days later the appraiser turns in the appraisal.  4 days later the blessed appraisal review company fires back on the appraiser with requests for adjustments.

After 5 days in the infirmary the appraiser fires the adjustments back to the broker who catapulted them to the lender.

While we're awaiting the outcome a new menace appears on the horizon.  The buyer's rate lock is about to expire.  Since rates have gone up the buyers may no longer qualify.  Our logistics and compliance engineers promise to take this closing to warp speed before the final hour.

I should copyright the game and offer it at the NAR convention next year.