I have run into this as well @Jason Stratman, and it can really bog down the mood, but the tip is to keep on searching for those banks that don't have the cookie-cutter loan underwriters.

I don't think you're going to need an attorney to review your contracts since it's all pretty cookie cutter (even sub-2 deals are pretty form based).

I wouldn't talk to them unless you are selling girl scout cookies!

Yea Yea you're supposed to know what your buyer will pay from the start but its not always that easy and i have been off in my numbers before, my area is very very tough, every home is completely different style, land, builder, acreage; it's not like the cookie cutter homes in phoenix.   

Anytime I have "cookie-cutter" deals, they go pretty quickly.For example, I have a 55k House off of sistrunk that should pretty quickly give you a 12.65% cap rate, (adjusting for 35% in expenses).  

And have it run with the property not the seller.Most folk that age are still the generation of "pretty is as pretty does" and "my word is my bond" So while these are good techniques (especially if there are heirs running around somewhere) nothing beats mowing their yard, shovelling their snow, and baking cookies once in a while.  

Welcome to PB @Harly Cook I don't specifically know that market but hot areas are not always the best.

In other words, a cookie-cutter rehab?  

Did you forget to mention you also overnight fresh baked cookies with each letter? 

I'm looking into a getting a cookie cutter offer drafted by a real estate attorney so that I can just re enter the offer with a different dollar amount and street address.