Is this acceptable in your viewpoints for a long term buy and hold, where at years 7 and 8 a >20% COCR is achieved? 

Banks are limited and Quicken loans backs out of the deal at the 11th hour, trust me, I refuse to accept an offer with a QL and it's the regular buzz in the office that 'another deal fell through.'  

I would just make an offer I knew they wouldn't accept and kept it moving. 

Offer the most attractive terms and if the deal still looks good offering a bit over list you will be more likely to get the offer accepted.

If that is so, just insist on your previously stated conditions and give applicant 1) 24 hours to accept those and not much longer to sign the lease and hand you 2 months of deposit plus first month rent.

I'm not going to accept a bad deal.

This would be a reason for non-acceptance, then you do not have to wonder it is just your policy and you are sticking to the rules. 

I think I would only accept cash from a foreign company who wanted to be involved with me on a real estate deal.  

No chooses to live in a high crime, low rent area where gun shots are accepted as normal background noise. 

What is an acceptable/reasonable interest rate to split with a hard money lender?