It is your job to find the lie and reject the applicant.

She rejected the modification because wants us to lower her interest rate from 9% to 4%.

Estimate provided of 3-4K to bring back to duplex because that is my intention.Here is my dilemma... they rejected my offer because I was going FHA route and according to my realtor, fha will not approve this purchase because it’s legally listed as duplex but inspector will see a single.

I would say after you close and stabilize your first home and you begin to work on your second will you notice that offers are a number games, and if you get rejected just move on to another.

I've seen Sellers flat-out reject verbal offers but then accept the exact same offer when it's sitting in front of them in black-and-white.Figure out what it's worth to you and write up the offer.

My agent said he submitted the offers on line and then he would forward me the rejection or counter from the listing agent.

In fact I've made multiple offers in the past few weeks - they were all rejected except one that is in limbo on an REO currently. 

One way low (that I rejected and the lady showed up at the house to question me why I did not counter-offer, priceless!)

They are trying to distinguish you from the 20 other people out there that claim to be cash buyers, but that in reality are scammers, wholesalers who do not themselves have the ability to close, applying for a hard money loan that may be rejected at the last minute b/c the HML doesn't like the neighborhood, people doing jenky unreliable guru stuff, etc.If you're getting a great price on the property because you're a cash buyer, this is what the agent needs to present to the seller to sell the discounted offer. 

Rejecting one opinion is okay but the data is quite straightforward.