First Offer First Deal No Agent - FSBO

[Paisley H.]

I found a quadplex, for sale by owner.. I am ready to make an offer, but not sure how to go about it! Do I just call her up and tell her my number? She told me she's asking $179k, my top price is $150k, should I offer that or offer less and leave room to negotiate? Is $130k too low? Do I need an agent? I prefer to not have an agent since they just cost a few extra thousand dollars..

I'm thinking of doing a 30 yr mortgage for cash flow purposes. The rents are $1900, could possibly increase over time to $2000-2050. Mortgage would be $650, so it still cash flows under the 50% rule. I also confirmed this with a line by line estimate of the expenses: tax, insurance, property mgmt, capex, maintenance. Am I missing anything?