Avoid PMI and then go to a local credit union and get a heloc after closing to gift the money back.Have this as a tool in your tool belt but pursue use of the 3.5% FHA, knowing that you will be at a competitive disadvantage if you are competing with non FHA buyers, then you can call in the favor from your gift person.Just know that if someone gifts you down payment money, your bank will require them to sign a letter stating that it is in fact a gift that doesn’t need to be paid back.

Certainty of a buyer's ability to close is always important, but it's even more important right now due to the market conditions. 

We (the buyers) notified our agent that the property must also be move-in-ready.We received images of the interior and exterior which showed the property in move-in ready condition/what appeared to be minimal to no deferred maintenance issues, the listing said "property inmove-in condition/turn-key".

Can the agent provide comps?

In a market like this where properties are sitting a bit longer, buyer demand is kind of stagnant, many appraisals have been coming in lower than anticipated.

-there is tremendous demand for inventory among both primary buyers and investors. 

We also have a different ESCROW account that holds the deposits for buyers purchasing our listed properties. 

Well I must have an AWESOME local agent because I have no complaints at all and have used them for years.  

As far as ARV I would find an agent who works with investors to work with you.

Recommendation on how to find a honest,  agent in the Cleveland,Ohio area.