The assignment fee on this 6 unit is $31,000. Is that my problem?

The estate authority question is the one that can waste your whole 45 days. If the personal representative hasn't been appointed, or if the appointment doesn't include authority to sell without court sign-off, there's nothing to assign yet. That's a title company question and they'll answer it fast if you ask them directly rather than asking the wholesaler.

Also, if one of the three siblings hasn't signed, the contract the wholesaler is selling you may not bind the property at all.

Separate the three unknowns, because only one of them is actually about wholesaling.

The fee. $31,000 is above the typical single family band of $8,000 to $15,000, and the 2025 Real Estate Bees survey that put the national average near $13,000 also showed wide state variation, roughly $5,000 in Arizona up to about $22,000 in North Carolina and Georgia. Small multifamily and probate deals commonly carry deeper spreads because the work of assembling the seller side is harder. Your basis is $480,000 either way, so the fee only matters if you'd otherwise have found the seller yourself.

The estate. Whether an estate can convey depends on state probate procedure and on what the letters of appointment say, and some states require court confirmation for a sale. Ask the title company to run the probate file and tell you in writing what's needed to close. That's their job and it's the fastest answer you'll get. If the siblings hold title as heirs directly rather than through the estate, every one of them signs or nothing moves.

The tenants. An unverified rent roll is a claim. Estoppel certificates signed by each tenant, plus the actual leases, plus bank deposits for the last twelve months are how you turn it into a fact. Occupied below-market units are exactly the situation institutional capital avoids, which is part of why the deal reached you. Raising rents from $875 toward $1,150 depends on what your state and locality allow for notice periods and increase limits, so confirm that before you underwrite the higher number.

Hard earnest money against a contract whose seller-side authority is unconfirmed is the piece I'd push hardest on.

Every unit I've bought occupied has taught me something I paid for. On a 1978 six unit with four leases rolling in eight months, ask specifically whether any of the tenants are related to the sellers or living there rent-adjusted. Estates produce that more often than you'd think, and it doesn't show on a rent roll.

Naive question, does the wholesaler even have the leases? He never took title and he might never have been inside the units. It's possible he's not withholding them, he just doesn't have them and doesn't want to say so.

@beacon that's very likely the answer, and it changes what thicket should ask for. Don't ask the wholesaler for the leases, ask him to put you on a call with the personal representative.

thicket, on the Monday deadline: a probate estate does not move on Monday deadlines. If he can't extend, that tells you the pressure is coming from his own contract expiring, not from the sellers.