I am sure the bank will come back with a counter so I should have enough time to get this all sorted out before any offer would be accepted. 

We can sometimes accept a 12-24 month history if the previous job was in the same field (say you were a public school piano teacher), but since you worked in a lumber yard, we would require 24 months minimum.

A dollar amount and the phrase "for good and valuable consideration" may or may sufficient in a transfer of title and may not be the same as described or required in a purchase contract that conveys an equitable interest.Mixing these two concepts is incorrect.When a purchase contract is made, legal title remains with the seller, but equitable title is given to a buyer, full title is in  state of limbo until settlement.Equitable title must be financially measurable, if it is not measurable or cannot be established and is an amount customarily accepted, equitable title may be limited or may not exist.

If they do not accept your offer, then ask them to keep your information for the future if they change their minds.

But, if your CONSERVATIVE analysis of the numbers can result in acceptable Return On Investment to you, then you shouldn't need to bank on appreciation.

I have an accepted offer on my first multi-family property.

The challenge in life is to accept that everyone has a different set of highest life priorities, of individual values based on their life.

Not sure why your agent is giving you push back, unless you want to accept Only cash offers, and still want Top price. 

We have to accept the full rent late if they offer it, and cancel the eviction. 

I then came in with an offer at 161K (Which is the address of the house, I acted like I was superstitious and that I wouldn't offer anything higher than that LOL) they counter offered with 169K & I came back in again with a hard 161K... and it was accepted!