Small brokers will be able to give you individualized attention, while large firms have substantial training programs as well as brand recognition. 

Hopefully the subject line got your attention

Submitting a counter offer or highest and best offer with an escalation clause is a great idea to help get your offer accepted and not overpaying.Hopefully $1000 will get the sellers attention, but you may have to reach higher than that. 

So in response to the original poster who said he did not have much cash to put down I was bringing the issue of occupancy (higher risk) to his attention. 

What caught my attention was a vacant home at a corner, and from the research I've done homes like this are ideal for a real estate whole sale due to many cases of scenarios.

So, next time you're talking with someone who has no knowledge of or experience with the real estate market, pay very close attention to their opinion, and do the exact opposite :-)

But a pink or green or blue envelop catches attention. 

Thanks for your time and attention, I appreciate any advice that is out there!

Pay close attention when you meet this person.

I would wait until you can afford the full down payment for three reasons.First, in the application process of most residential mortgages they are going to scrutinize your finances, paying particular attention to where you get the money for the down payment.They will be looking for exactly the situation you're describing, where you're getting a loan from someone else because you can't pay the down payment yourself, and unless the source of funds is willing to give you a "gift letter" saying it's not a loan (and you sign something saying the same thing), they will turn you down for the loan.And as I wrote in another BP thread today, if there are Federal funds involved (almost always the case with mortgages as I understand it), I believe it's a felony to lie on those forms.