If the agent truly is clueless, then there is a chance that the seller won't even accept the offer, thus making submission to the bank a moot point.Unfortunately, with a clue-less agent in the way, you are screwed, the seller is screwed, and the bank is screwed.

That way it will come from a trusted source and will have more chances of conversion.

When you get a chance introduce yourself in the new members forum.You'll get different opinions from different people.

If all is in order it will reduce the chances that you will have disagreements in the future.

I use their interest rate and percent down to get an accurate estimate.

Hypothetically - Chances are, some houses that are listed for more than 120 days would not have been maintained well, they would be sold as-is, banks will be willing take a very low price as none turned out to buy that house - That would be something you might wholesale.Dont look for 1% rule or 2% rule when you want to wholesale.

Is there any chance of owner finance?

An estimate.

Or could you just have a line that says "Earnest Money Deposit will be held by XYZ title" and then just forward the check, so that it would have even less chance to come up.

Buying , Fixing, and Selling, 4 month time frame, (I hope)I am not a handyman, so estimating repair cost is a reach.A poster on this site suggested to use the $5K rule to estimate repair cost5k to fix/update any major house component.