We have a verbal agreement.. getting AOS together this week to sign!

Even AO or ceramic finishes can be abraded.

@Stephanie Dupuis hit it right on the nail, legally your offer is dead unless you have an AOS (agreement or sale) or whatever term you want to use for it, that states otherwise.However, it doesn't sound like you used any paper work.

The same is true with AO's.

My difficulty is trying to realize how to make each call to various types (expirds, fsbo, AO, Probate) of properties using a universal script that makes sense....

The house was offered "AS-IS" and we're buying with cash.After the AO, it was disclosed to us that a "Paper-Road" runs through the property and is the responsibility of the homeowner to maintain this parcel, which is about 25 feet worth of side yard.  

New marketing plan to find motivated sellers1.Mailers – AO, OO2.Handbills3.Business cards4.TV commercials5.American Classifieds Ad6.Phonebook Ad7.Bandit Signs 8.Internet/Web Page9.Vehicle Graphics10.ReferralsAdditional ways to find motivated sellers1.Realtors2.REO3.HUD4.Condemned Buildings List5.Probate6.Foreclosure list7.Court Sales8.MLS9.Classifieds – look for deals in local ads10.FSBO’s – call FSBO’s and look at FSBO website

I would regardless make sure you put a contingency in the AOS that the sale is contingent on getting all required approvals, etc.   

Dear BP Community,I have an interesting issue here: I am very much interested in purchasing a bank's REO foreclosure house but my broker respectfully declined to represent me because the seller wants to use his AOS instead of the typical PAR contract and it takes too long for the seller's broker to respond.

Start with AO then sprinkle in some OO and filter with medium to high equity.