Often what they ask for is not what is always required... it likely says something like "Verify the duration the entity has been in business" and someone decided "A letter from a CPA would be acceptable and easy".  

Offer gets accepted at $505,000 with $5k in seller credit.

Same reason why an agent may push a seller into accepting $10k less on an offer, it gets the house sold and the difference is only $300 to them (based on 3% commission), whereas it's $9,700 to the seller. 

Additionally, be aware of any specific requirements or regulations related to accepting vouchers in your area.

Hi Kayla,If the seller accepts your offer then the offer is contingent.

For example, I mention that every adult must pay a $30 application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets.

Are you willing to accept that?

In the ideal scenario, we picture keeping the property as a cash flowing asset forever and letting our kids deal with it after we die.BUT, if that doesn't happen, and we decide to sell in 7 years or 10 years, I'm going to kick myself for losing out on the capital gains tax exclusion of $500k.  

Most lenders will only accept properties C3 or better. 

using the bank to agree to a set amount of stock that they will accept as adequate and that negates the wide swings you talk of.