If they advertise the cap rate and post an offer memorandum, then I'll look at that.

Most property management companies offer a "Lease Only" service.

Before you make an offer, find out all you can.

However, the Orlando market is really struggling with saturation currently (all it really has to offer is Disney - I like markets where there are multiple draws). 

We sent an all cash offer for far below listing which was accepted.

With Amex Business credit cards, you can get 0% interest for up to a year, 2% cash back, and a welcome offer plus high credit limits without affecting your personal credit utilization.

no one is guaranteeing it won't, or offering to cover the cost. 

We've had clients change their offered commission numerous times during the course of a listing thinking it would make a difference - our experience is that above 3% or with a BTSA (Bonus to Selling Agent) it doesn't have a measurable difference - the Buyer is generally in control and pushing a client towards one home or another based on your payday may land that agent in hot water later.

Did you find their offerings to be clean and free of liabilities?

Third, you never make offers without deadlines.