I offered her before this event to move out and honor deposit back even contract building is 6months lease also wafted some negotiation with HoA they offered to move her to alternative unit.

Being that rates are up it's another way to offer exatly what you mentioned; the chance to own for a couple hundred bucks more than renting.Thoughts?

Does anyone have experience with banks that offer these without fees? 

Check your competition and make sure your are under them if reasonable to do so.

I initially offered $200K in cash, but the seller countered at $240K.

Imagine if it cost 1000 to send out 50 letters but half of them responded and half of those wanted an offer and half of those accepted an offer and half of those closed and half of those resold for a net 50k. 

Your son is likely paying more than the property is worth, by definition, as the seller would almost certainly prefer a similar offer that was not subject to. 

However, many lenders offer only the 7A, so you'll have to shop around.

Telling sellers everything wrong with their house and justifying your offer with repair costs doesn’t build trust—it kills it.

So you're going to get responses from a lot of people that offer coaching.