We then proceed to make offers on additional properties based on online research and feedback from our PM.

@Mark ArcherKnowing Josh, he did in fact read the article before commenting and I think what he's asking is how exactly these sites are ripping off agents, when typically someone looks for listings on these sites, they proceed to contact the listing agent who put them up and/or the list of agents who are being advertised on the site right next to the listing, who then will show them the house, sign contracts, make the commission etc...

Try to run through as many scenarios as possible with the manager so you are aware of how they proceed in all deals and situations.

Can rent be paid to the property LLC instead of straight to the property managers bank account then you collect the proceeds and pay the property manager their cut?

That will give you a good idea how to proceed.

I told her it would be a cash offer, she then proceeded to tell me that I need to put a $1,000 earnest deposit and show proof of funds.

However in other areas (like FL) it is very specific in the LL/tenant law that partial payments do not stop any eviction proceedings unless the deficiency is fully cured. 

How I proceed from there depends if this request comes prior to the tenancy beginning, or after we have already signed a rental agreement.

Judging by how far off your offer and inspection report are from their BPO and counteroffer, you will know more or less how to proceed at that point.Make sure your files contain the following always:1)MLS listing showing you have had the property on the market for a while and haven't been able to sell it at the demanded figure, so therefore you need approval on a lower offer to make it work.2) Inspection report documenting everything that needs to done to the place to bring it up habitable standards.

If rent is not paid in full by the 6th day, eviction proceedings will begin.Payments received by the landlord when there are arrearages, shall be credited first, meaning any outstanding balance, and then applied to the current amount due."