Does someone mind explaining subject to offers?

Banks often have higher fees and less favorable rates, while online services like Wise offer more competitive options.As @Ryan Konen mentioned, other alternatives include Revolut for multi-currency transfers and OFX for large transfers without limits.

Can anyone offer insight into whether or not I truly need a gc?

Cleveland and Lubbock are both good options to explore, but also consider areas with strong job sectors, like Indianapolis or parts of the Southeast.Researching Demographics: Tools like Placer.ai, Costar, and Data USA offer insights on demographics, migration trends, income, and market growth.

They offer LLC financing with you as the PG.In theory, you can file the paperwork with an attorney) with the county and move it into your LLC. 

They can offer fast results with relatively predictable returns.

Is there a way for him to make an offer and view it without me signing a listing agreement?

You aren't going to get any of that information in advance of making an offer, outside of what they are providing which is usually a little slim.

A year later he knocked on our door and offered it to us.

There is always a chance that rates will drop, but I would imagine $25K would buy down the annual rate so significantly that you would never see a lower rate offered by a bank so you wouldn't even think about refinancing.