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We have been putting down $10,000 earnest money so I don't think that is the problem. Interesting suggestions though re: closing costs, home warranty. I'll have to check the contract our realtor uses (its a standard one with few options). We can't afford a cash offer but, as I said, have been offering more than asking on quite a few of our offers. We basically have been offering whatever our realtor recommends.
Perhaps look in a nearby neighborhood that isn't as competitive?
Pre inspection allows you to write an offer without an inspection contingency. But really, that's a lot of money to spend if you're not under contract and with quick multiple offers there might not even be time to get the inspection done before offers are reviewed. I think it's better to offer a short inspection period and an allowance on the appraisal. We're slowing down here so not as necessary, but back in April it was common for the offer to include "Buyer will pay up to $10,000 over appraised price, not to exceed contract price" or something like that.
Perhaps look in a nearby neighborhood that isn't as competitive?
We have a limited inventory since we live in a small town. Given the advantages of living where there is a great school district and short commute we would rather continue renting if we can't purchase a home than move to another town.
Pre inspection allows you to write an offer without an inspection contingency. But really, that's a lot of money to spend if you're not under contract and with quick multiple offers there might not even be time to get the inspection done before offers are reviewed.
blech
I hope that never picks up speed in our area......(actually, they are just removing the inspection contingency altogether, "for informational purposes only" and only after you have won the bid).
I would be frustrated if I had paid for a bunch of inspections and never got the house.
Why would you waste money inspecting a house before you have a deal? Doing a "pre-inspection" isn't going to make your offer any more attractive to the seller. You are better off adding the $300 to the offer price and sweeten your offer.
You did not specify your price range, but the fact that they are getting multiple offers tells me the buyers are willing to pay more, some may be paying cash or willing to pay over appraisal. Can you / will you be willing to go over appraisal? You may have to.
I sympathize with your situation. I just spent 8 months finding a home for my son in a similar story. If it makes you feel any better he finally did find a nice home, but what a hassle.
This. Seems pretty stupid to spend money on a house you don't have a contract on.
I don't understand why you are doing a pre home inspection, that seems like a huge waste of money. Get an inspection quickly after you get your bid accepted save your money.
You have absolutely nothing to lose by waiting. I personally would walk before putting any money in a pre inspection before my offer was accepted. you might as well drive down the street and throw money out the window. I don't throw money away to make a seller feel better. Interest rates are going up. I'm already seeing prices here coming down 10-20k or more because affordability flew out the window. Some houses have had two price drops. But the realtors still scream its a hot market. just not as loud because people are not buying it. A realtor friend told me he lost a lot of deals cause they fell out of escrow. I put one offers on some houses a while back. Did not get accepted. Months later the sellers fell out of escrow a few times so I got the hey if you still want it were ready tonplay ball at your offer. So I fired back a Ok take 50k off the price if you wanna play now. They declined. Three of the houses are still or sale. At inflated prices.
Don't be the fool bending over backwards to take on someone else's debt. Wait. Renting isn't that bad if you have a good landlord. Take your time.
Btw loan rate can be as high as 4.85. I would wait. You have the cash and the credit a lot of more of the marginal I am stretching to purchase buyers are getting kicked to the curb by the rising rates. Just like the raise from 3.5 to 4.7 kicked a lot of people to the sidelines. IMO right now houses are still priced at the 3.5 interest rate sellers are gonna get caught with their pants down because it will become a buyers market and there is gonna be a lot of crying and bruised egos..
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just not as loud because people are not buying it. A realtor friend told me he lost a lot of deals cause they fell out of escrow. I put one offers on some houses a while back. Did not get accepted. Months later the sellers fell out of escrow a few times so I got the hey if you still want it were ready tonplay ball at your offer. So I fired back a Ok take 50k off the price if you wanna play now. They declined. Three of the houses are still or sale. At inflated prices. 
