When that happens sellers will be free to accept other offers.

Tell the owner you'll pay 70-80% because a bank won't possibly accept the price he is asking.

BUYER will waive the termite inspection and accept the DWELLING in “as is” condition.SELLER warrants there are no unpaid utility assessments or undisclosed debts or liens, recorded or unrecorded, secured by the DWELLING and property being purchased.SELLER shall remove all personal items, furniture, food or other items that are not part of the real estate within seven (7) days after acceptance of this offer.

But no, providing the wording of the Contract was CONDITIONAL upon acceptance after inspection, you can decline acceptance for legitimate cause.

Mortgages dictate the lowest price the seller is willing to accept.  

So, if the offer is accepted at $82K, then I would need $16,400 down.Any additional feedback is helpful.  

If your bid is not accepted, the credit card charge is supposed to be reversed. 

Thoughts and comments would be appreciated.1) List with agent and accept the fact that after fees and closing I will be down a few thousand but will be better able to bring my real estate goals to fruition by freeing up disposable income from my 9-5. 2) Try a FSBO3) Rent it with a lease option.

Certain banks (like Bank America) will often refuse to accept an offer if the buyers name is a land trust. 

I wouldn't want to hold a client to a relationship he or she wasn't happy with, hopefully she'll realize it's in everyone's best interest to move on.As both an investor and a Realtor, I'll also make the suggestion that you never sign an exclusive buyer agency agreement for investing.