@Adam Sheren that's a Home run out of the Ball Park!!

If the bank does exercise the DOS (which is very rare) they have to give you time to sell, refinance or correct the situation.

It simply means the owner will take the price listed.Real investors offer properties sometimes to test the market.In many areas the offers being sent by the original poster would be considered low ball and even rude.  

I have started talking to a real estate agent that connected me with a finance person to get the ball rolling last week.

They also did it during a time when their area was riddled with foreclosures and low ball cash offers (he funded the first 30 deals through family/friend investment) had a good shot at acceptance.

These are 10 year terms 5+5 means we are guaranteed the first 5 years at the locked in rate and then the next 5 years reset at the FHLB rate plus prime, which of course we don't have a crystal ball, but we predict to be between 7-7.5% fixed. 

Crystal Ball I don't have!!!

., my biggest piece of advice for you would be to take action and get the ball rolling.

Then the ball is in their court. 

If somebody feels like you're going to low ball them, then their guard will be up and they wont be responsive.Instead, I would encourage you to take a softer approach and try to build a little bit of rapport with the sellers to warm them up a bit. " Hi Mr.