I feel like the easiest way out of this is submitting an offer that says something like "I am willing to offer 1% more than any other highest offer, up to a specified amount (95% of list price).

And I have a bank that said they would allow a refi.Another idea was to purchase the home with a gift of equity from both parents and use that as a down payment.

They will want first lien position and will likely ask for proof that it's a gift and doesn't have to be paid back.

If so, I'd try and get my money back for that one.As to your tenant, I would head down to the local super market and buy her a $50 gift card.  

Someone may have already said this, but if they pay a year in advance, you lose the easiest way to evict a PITA - nonpayment of rent. 

http://www.crowdfundingguide.com/taxes-and-crowdfu...http://www.ibtimes.com/crowdfunding-income-or-gift-irs-taxes-sec-regulations-could-hurt-startups-innovation-kickstarter

The "Gift" that keeps on giving.  

The easiest is to do a first mortgage hard money or private money loan at 65% LTV and get an equity partner to go in with you on the remaining 35%. 

Not because it's easiest or requires no money, etc., but because it will force us to be absolutely awesome at deal analysis. 

As many on this board will profess, Texas is about the easiest and quickest state to evict a tenant