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His location is VIC so I would assume looking for a Victorian property as there wasn't any other mention. Letter of offer the vendor or purchaser can easily get out of. COS is binding. You pick which way you want to go. I have only and will only use the COS as my form of offering as...

What is a letter of offer you talk about? Only offer you should be putting is on the Contract of Sale (COS), otherwise it is useless. Seek legal advice on clauses as the wording is very important and your finance clause would make me cross it out right away. 'Subject to Finance to buyers...

See nothing the REA is doing wrong. The deposit is to commit you (and other buyers) to the property and if anyone cools off they will get the cooling off fee rather than going through legal to get what is owed to the vendor. Put forward your best offer and you can put a time limit on them...