If the bank has instructed their agent not to bother them with any offers below $X, because they are definitely not going to accept anything less, and your offer is less, then they would not being breaking any law (the law that requires agents to present all offers to the owner) by refusing to present your offer. The agent is also required by law to be obedient and act on client's instructions (within reasonable limits of course). You might want to go back to the REO Agent and ask them if they have instructions from their client not to present any offers below a certain number, and if so, what is the number. That said, I recommend you do this through your own agent, as they have the skills needed to get the best deal for you. When they do formally present your offer, they can add a contingency that requires the seller to pay themat the Closing as part of the deal.

The law says that ALL offers must be presented. I am sorry you are experiencing this problem.

You should be represented by your own Realtor (they get paid through the commission established through the seller/bank).

If you are in need of representation, contact me off line at Gail@GailGladstone.com and I will try and assist in your search.