I have learned to not make assumptions or make decisions for someone else, the worst they can do is decline your low offer. 

Because, if you tell me the MLS, I'm going to have to ask you to post your assumptions about the deal. 

I would appreciate your feedback if I am missing anything, or am being too conservative w/ my assumptions.

If there is a big difference between the comps and my value, it's time to double check your rent/expense assumptions, or your return (cap rate) expectations. 

I was under the assumption the whole point of refinancing was to pull out the equity you put in as the down payment, is that not how it works?

The 2% rule of thumb is derived from other assumptions.  

Please don't use that kind of junk, no attorney wrote that thing, it duplicates contracts covenants, it asked questions or for information far beyond contracting assumptions, like I'm not under the influence, really stupid stuff.

I'm going to proceed with the assumption that the seller is reputable for all the correct reasons.  

My assumption is that if i sell it fast enough to double close the same day I shouldn't have to worry about the renter. 

The common public tends to plug holes of unknown with assumptions when it comes to legal frameworks of matters related to mortgages and deed of trusts.