But, alas, there were multiple major system failures also and the seller wouldn't play ball with my counteroffer. 

I thinking of a counter offer of 90k. it's fully rented now with 2 long term tenants, 2 yrs and 4yrs.

I put my first bid in and it was rejected with no counteroffer.

Do I need to fill out a counter offer for this, or is there another way?

It doesn't mean you can't informally counter offer his $435k!

A: ORC § 4735.18(A)(36) provides that a licensee is subject to disciplinary sanctions if the licensee is found to have “failed to inform the licensee’s client of the existence of an offer or counteroffer or having failed to present an offer or counter offer in a timely manner, unless otherwise instructed by the client, provided the instruction of the client does not conflict with any state or federal law.”

Their explanation of the counter price was that they split the difference on the BPO values....real scientific of them.The loss mitigator, or better yet, her title is Homeownership Preservation Specialist, stated that if I wanted to get the auction date postponed all I had to do was accept the counteroffer of 259K.So today, I did.

I countered it with a letter .. not a standard counter offer form.. it all works.. contracts are contracts.. although I have written many a contract in my land days on the hood of my Toyota 4 runner LOL.. but it was a custom land sale form that my dad created in the late 60s .

When I mentioned it to my agent, she stated that it would be assured to alienate the seller and would most likely not receive a counter offer as it's over 44K lower than asking and has only been on the market for a week.

If it has, you will get a counter-offer instead of an approval.