I like to use local lenders because they will know the rental market and local agents will know the lender can get the financing done making your offer slightly stronger over using a national lender. 

I have a lender offering 75-80k ltv.

Even if rates rise slightly, securing a historically low rate now offers financial stability and savings compared to past decades.

They drew me in with their offer of being able to pull out as much as 95% of my primary property's value in a HELOC.

One thing that might be faster, and may mitigate further damage, is to offer him cash for keys.

Hey Andrew, conventional loans offer lower interest rates but they require 20% down payment.

What I did on appliances, I wouldn't supply them but I let them know I had an affiliate vendor who DID offer a "Rent To Own" on appliances for any tenant's I/we had.   

The seller only knows what you/your agent told and/or given them ie the pre-approval included in the offer.

They might be able to offer a business line of credit, as an example.

I've built a small network in Philadelphia, and even made an offer on an apartment building there!