counter offer him with a 4% price hike to cover his 4% closing costs he wants you to help with and demand a higher than average earnest money and no or very limited contingencies.  

List agents list to sell on the MLS, Property Managers may have a site.Best way to list is to put on the listing that "Seller will consider creative sales", that leaves the door open for your counter offer is some investot wants to give you zero coupon bonds at face value at your asking price.Might check on the SAFE Act too, BTW. :)

During this process another person made an offer after they sent me the counter offer, which I accepted that day.

Even if the bank has come back with a price (generally done as a counter-offer on a previous contract that fell through), they are more likely to drop that price after the previous deal fell through.If your agent won't put in the offer, find another agent...

This is not your problem.As-is has nothing to do with counter offers after you do your inspections.

This could be the beginning, and that is exciting.We will review the counteroffer, rerun all the numbers, revisit the house, and do our due diligence in greater detail but it is looking like our persistence has paid off.

I made an offer, which I thought was extremely fair for both us and the seller, and the seller's counter offer sucks!

If they counter-offer anywhere around 40 or less, then start thinking about getting an inspector in there maybe.

Do I wait incase they counter offer before expressing my concerns to raise the price?

Submitting those 30-40 offers may yield me 1-2 counteroffers, in which we can make a deal.