That is a counter offer and I could have said no and walked away with my money.

If I were in your shoes @Jordan Good, and I really wanted the property, I would counteroffer at a price that would make it worth waiting for. 

I counter offered the daughter that if she wanted to be off the lease as a guarantor I wanted a full year lease.

There is no counter-offer, no mention about our offer to pay cash-nothing.

--> Second you negotiate the counter offer with lender.

And I need a new buyers agent, mine moved to another state, and her boss, who I send my offers to now, seems to be slow and I think he takes interest in the properties I try to make offers on, he keeps telling me that there are multiple offers, to submit my highest and best and then a few days later the houses are already under contract and I never get a counteroffer or anything...

I've been negotiating with a seller and accepted a counter offer for good value.

You do not need to share your appraisal with the seller (would actually recommend you don't unless it came under), but share addresses that may show in your favor potentially.If it is still a reasonable price and you're trying to knock some off for the variance, would go for the price per sqft option in terms of calculating the counter offer. 

That's why I'm confused when people say they'll get a counter offer.

How long to wait before sending in counter offer.