Account Closed agreed, we will always accept calls, but we're not always able to answer while working our 9-5 jobs. 

Green Tree Acceptance in Houston and Vanderbilt in Nashville seem to show up a lot, mostly for new but on some used transfers as well.It's a market I keep looking for opportunities in but there are challenges for sure.

So, leaving the deposit with the PM is a business risk for the landlord - one that I myself accept (because I have a very trustworthy PM...), but this client may still be smarting from his bad experience and may be unwilling to accept it.

I am sure the bank will come back with a counter so I should have enough time to get this all sorted out before any offer would be accepted. 

We can sometimes accept a 12-24 month history if the previous job was in the same field (say you were a public school piano teacher), but since you worked in a lumber yard, we would require 24 months minimum.

A dollar amount and the phrase "for good and valuable consideration" may or may sufficient in a transfer of title and may not be the same as described or required in a purchase contract that conveys an equitable interest.Mixing these two concepts is incorrect.When a purchase contract is made, legal title remains with the seller, but equitable title is given to a buyer, full title is in  state of limbo until settlement.Equitable title must be financially measurable, if it is not measurable or cannot be established and is an amount customarily accepted, equitable title may be limited or may not exist.

If they do not accept your offer, then ask them to keep your information for the future if they change their minds.

But, if your CONSERVATIVE analysis of the numbers can result in acceptable Return On Investment to you, then you shouldn't need to bank on appreciation.

I have an accepted offer on my first multi-family property.

The challenge in life is to accept that everyone has a different set of highest life priorities, of individual values based on their life.