And the standards evolve over time.In neighboring Santa Clara County (California), it has been 3% as long as I have been involved (20 years)Here in Santa Cruz County, the standard used to be 1% upon acceptance of the offer and increase the deposit when the first contingency is removed to 3%.I write "used to be", because at some time between 2007 (when I did my last contract with the 1% increased to 3% deposit) and 2012, agents in Santa Cruz adopted the Santa Clara style of full 3% upon contract acceptance.I suspect that your agent calculated 3% = $3000 and change, and he rounded it up to $4000, to show financial strength.That can make a difference.I recall writing an offer in 2012 on a fixer upper that was listed for $540k (worth $800k after $100k repairs).

(underwriter will probably want to see six months of bank statement records showing receipt of rents)- B) Builders Employee Purchase - the 85% LTV restriction is removed or may be exceeded if an employee of a builder, who is not a family emmber, purchases one of the builders new houses or models as a principal residence- C)corporate transfer - when companies buy a house and sell it to any employee who has been renting from the employer's property - D) (applicable to you) Tenant Purchase - 85% LTV restriction may be exceeded if the current tenant purchases the property where the tenant has rented the property for atleast six months immediately predating the sales contract.

I had learned enough from my multi-ownership research to be aware of various syndication and OPM models.  

I always drive my wife's late model minivan.

I wouldn't mind trying to model my P&S after what realtor's might expect to see and then adjust to be taylored towards things investors might be interested in... things like you mentioned, @Lynne Jacob, or verbiage related to "and/or assigns..." and such.At the moment, my SECTION 9 equivalent says the following:INSPECTIONS: This contract is contingent upon the Buyer’s inspection and approval of the property prior to transfer of title.

If that's your business model then go for it.

We've done two bathrooms recently using this tile for the walls:http://www.lowes.com/pd/Style-Selections-Blairlock...Yes; it's from Lowes; Home Depot may have something similar. 

I see this as a better investor style for myself.

We manage several of these hybrid business models for investors who bring us properties to manage and it works great at first, but maintenance cost get out of hand soon after purchase.  

Also pay attention to the types of material and style of house that are selling.