@Richard Ball I appreciate the input!

Usually around this time and again in May when they get ready for summer all these weird odd ball issues come up with people trying to get out of their lease.

I am always looking to learn something new and receive advice, so if you have any golden nuggets of wisdom feel free to comment. 

Earlier this year my brother and  I bought a house in my neighborhood by just going to an open house and making a low ball cash offer (home equity) .

Hopefully someone calls back just for the conversation to get the ball rolling.

70% on MLs is definitely difficult to find in Houston, but if you're like me you send out a few low-ball offers a day trying to find someone who bites. i calculate what i'm willing to spend on a property and let as many people know as possible.

It sounds like both the mortgage broker and title insurance agent dropped the ball on this.  

However,  most of the time my students drop the ball at negotiations.

Golden rule =  All money is made in the purchase  Adjust your strategies according to your knowledge of that area or market forecast.

You didn't initiate it in any legal sense, but just from a best-practices, word of mouth reputation standpoint, you got the ball rolling.