Good news - most of these all function the same and offer about the same the features, except for OR.

Few other things to consider: is this a triple net lease or is the 10% cap offered based on the Tenant's last years expenses (at least the ones they are showing).

I am for sure biased but I would highly suggest using a real estate agent that is a) familiar with that community b) is well versed in selling to non-Mexican citizens and c) has stellar reviews.

@Robert RuschakNot an attorney but I asked mine out of curiosity and “it depends”If for example the price was supposed to be $500k and marketing, advertising and discussions were based on this and the contract accidentally listed $400k, you will most likely not get it for that amount - of course it also depends on the state etc.This is a lot different than you offering $5400k, them accepting the offer then the contract was written at $400k and they come back and are like oops.

You can offer them cash or different terms to vacate if you wish, but they don't need to oblige.

We can pivot to seasonal or MTR (and I've had previous offers for LTR).

What kind of return should we even offer?

The VA loan is a valuable tool for veterans, offering benefits like no down payment and no private mortgage insurance (PMI).

Hopefully this is not some news to you, but sellers are no longer having to pay buyer agent commissions, now is a Choice, which might be confusing, but there is nothing to worry about. still, it doesn't change the fact that to maximize profit, it's wise for sellers to offer a buyer agent commission, attracting more qualified buyers to the listing. and for buyers, the main change is the need for a few extra forms and agreements before viewing properties. 

I would offer the tenant this.