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I like how you think JWR.

Gross. And am i right in thinking that in WA, they are obliged to use the "offer & Acceptance" form, which does require responses from vendor to buyer in written, signed form? Or at least, thay are legally required to show all written offers to the vendor? Could asking for this from an...

So you don't ever really know if the vendor has actually declined or the agent is dicking you about?

Just curious, Are you sure the agent has taken your offer to the vendor? I know it's a requirement over here. Is it possible that if he did, without trying to play you, then vendor might accept? Can you ask to see their signature on your offer where they declined it?