Something Smells Fishy With This.(ga Real Estate Title Question)?

My boyfriend and I are trying to purchase a commercial property together. It’s a low price and we’re paying cash (however, we are absolutely doing a title search and getting title insurance). We submitted our first bid a day too late, and they took another. That deal fell through, and we were the only backup offer.
They countered… but not on paper, just over the phone. We countered back and have been waiting about 10 days to hear from them.
Our realtor has called a couple of times. We finally heard that the delay was that the investment group in NY was confused about needing a lawyer to close – they thought they just needed a title expert.
Now, the other agent says they don’t have the deed yet and it will take 30-40 days to get. Our realtor reminded her that you don’t have to have the deed, just a clear title to start the process… she said “oh yeah, that’s right.”
Somewhere in the conversation she mentioned about us maybe making a “deal” and putting down money and paying some until the deed came. Our realtor cut her off.
All of this sounds fishy. To us and our realtor, this other agent seems to be an idiot. Are we dealing with an idiot or a scam artist?
Other interesting note: I think the property was listed under this agent when the investment group bought it and now they’re using the same agent.