Encinas, if you mention "a lender approval contingency" in your offer at all, don't be surprised if your $57k offer does NOT trump their $56k NO contingency offer from the Seller's point of view.I recommend (if you're determined about this one) that you either get your HML to sign off on it first, or be REALLY prepared to use your proof of funds access once your offer is accepted ie.

I got a letter back saying that I had to file state taxes every month.While this may be simple at first, as I am getting started and have not made any revenue yet, I was quite surprised that Washington State requires me to file EVERY month.

Surprise, your excellent tenants are about to turn the corner and turn into bad tenants and no you do not ever know the "character" of tenants.

@David WhitakerLoan scenarios can get complicated, so I'm not surprised that you're finding most software out there lacking in that regard. 

I'm really surprised at how many "this is entirely your fault" responses the OP is getting.

Marketable title does not assume that absolute absence of defect, but rather a title that a prudent, educated buyer in the reasonable course of business would accept.I believe that since Greg's attorney and his underwriter has declined to insure the purchase, title is almost prima fascia unmarketable.I'm surprised that you believe title insurance is only needed when the title is murky, though I'm not sure what a murky title looks like. 

I'm thinking about using them, but am a bit surprised that there is so little about them out there on the internet.  

It was a surprise.

That's why I was surprised when I went in and checked on the progress that the smell was still there. 

Austin, as you said @Aaron Gordy is no surprise.