A few days later the regional representative called me and offered me bulk discounts. 

This is why it is important to enlist the services of an attorney sooner rather than later and have a reserve fund to cover all expenses until you are able to take possession of the property.

The worst ones usually don't have any clear cut guidelines (a lot of the underwriters will make up their own rules if they do not like the deal), Suck at communicating (will reply days later), Push aggressive terms to get deals in and then switch them, and Not really motivated to get things done (they will adverse a loan without any hesitation). 

Thanks for the helpHey Tristan, a few years later.

Still in court 5 years later. 

He accepted then hemmed and hawed at closing, but did sign.  6 months later I sold the warehouse for $1,025,000 to an Amazon contractor, and refied the office warehouse loan to a fixed 20 year 4% interest loan with no personal guarantee.  

Don’t bother reading it for now; we’ll work our way through it later.

A new lease was never signed for the swap.4 days later, the landlord is now retracting the offer for the swap to the new home and would like my buddy to just move out of the townhouse.

General rule of thumb is look for properties with Cleveland in the address, anything outside of that will have POS.Start looking for contractors sooner than later - they'll make or break the whole deal. 

It sounds like he loses (sells) the property now on his terms or loses it later on someone else's.