It is never rude to make an offer, period. I think it's nice that you worry about appearing rude, but I always tell my sellers, an offer is an offer. It means somebody cared enough to take the time to consider your property. Hopefully, you can meet somewhere in the middle and both parties can feel the end result is a win-win.
As to your specific question, I don't know what's going on in Vancouver, so hopefully somebody will chime in here, but I can tell you that a fixed percentage off ask price cannot effectively be applied across the board. Without knowing if the property in question if priced right to begin with, it is impossible to say whether or not 10-15% would be lowball, just right, or heck - even too much!
Put your head together with an area Realtor who can present you with solid "sold" comps, and formulate an offer based on what is happening right now in the neighborhood.
Candi, Your options will vary depending upon the type of loan you have and your lender BUT YOU DO HAVE OPTIONS. Until it goes to auction and the sale is recorded, you can redeem your home. Talk to your lender ASAP. Chances are they don't want to own another foreclosed home. If you have had a good history wit them, they may be far more cooperative than you might think. Call your local HUD office and explain your situation. There are resources available. DO SOMETHING. Doing nothing is never the answer. I truly wish you the best.... more