One of the Realtors in my office is about to have an offer accepted, on behalf of her buyer, on a single family property in Brockton.

If so, that sounds exactly like mortgage fraud (a felony) and conspiracy to commit mortgage fraud.The easy way to test the ethics of a situation is to put yourself in the other party’s position.  

Plenty of office space, lab testing space, and a parking garage. 

(A healthy read on that notion is Ray Dalio's Work and Life Principles - most of his life he has been looking to predict the future of markets, commodities and economies and he failed a few times on a massive scale; one of his key messages: being radically open minded and discussing a topic with someone who has polar opposite views and trying to understand their rational is the single best way to test your assumtions.)Hate to say it but BP is contributing to this problem: it makes me almost angry every time I see a new blog with a catchy title, such as: "512% profit on my first deal!"

A lot of legit HMLs in California are real estate brokers, not licensed lenders, and this is acceptable in California. 

I offered $50k on a $62k listing price and also asked for $2k in closing credits, which the bank accepted. 

That tenant i asked to move out was accepted by the previous owner of the property who didn’t do proper due diligence in screening the tenant before accepting them.  

That way you make the offer, it gets accepted, you put some money in escrow, then you inspect the property and financials and renegotiate from there.

Also when the bank calculates the debt service, they use a higher rate than what they quoted to test risk of the loan. 

You have to be an apprentence  for a couple years , then sit to take the journeymans test , hold that a couple years and then take the masters test .