A local bank offers 3.9% vs 4.25% loans.

We made one offer and it was rejected.

Turns out I offered to do electrical and plumbing inspections on an agreed upon punch list. 

The website is called The Offer Sheet and you can get a limited number of properties for free but to get access to the full list to pay $200 a month with the promise of 9-12 unique properties daily. 

Check with a few banks and see what they offer!

Already seeing multiple offers in Reno on anything that's decent under $600K.  

@Chris Seveney hits the nail on the head, you don't need concrete "legal proof" to provide to a realtor when submitting such offers.

However, you may find that they offer loans with shorter terms like 15-20 years and possibly with variable rates instead of a fixed rate.

Hi @Ryan Davis,I started, fresh out of college, as an assistant to a seasoned LO, with 20 years under his belt. 

The most recent house we offered needs a complete remodel inside, but the structure is sound.For example, we need new kitchen cabinets, sinks, paint, flooring, and drywall in certain areas of the house that have been damaged, as well as new light fixtures and interior and exterior paint.