You can not insult a bank!
I've tried, they are impervious to insults.
They, quite frankly, can not even HEAR such things.
Do not mistake that statement for meaning the hourly employee who is trying to keep food on the table for their family to have the same thick skin. When engaging others, the best policy is to choose kindness.
Your one and only issue should be to assure the current owner, and their representatives, that you are able:
1. To stay in the game until the bank responds. (No time constraints)
2. You are presenting a contingency free purchase offer.
3. You are able and willing to 'up' your purchase offer if the bank responds with a justifiable increase.
4. You have skin in the game
You may find your thinking is the opposite of the current real estate reality. Instead of getting a discount you may end up paying MORE. This is where you really need a pro to complete an evaluation to project what the situation could be when the bank responds or counters in 30, 60, 180 or 270 days from now.
Best of success to you,
Annette Lawrence, Broker/Associate
Remax Realtec Group
Palm Harbor, FL