Negotiating first home purchase

[Shane Dunne]

Hello BP community,

I am currently in escrow on my first home purchase and wanted some opinions before making my counter offer. It was listed for $419 and I initially offered $450k for this house with some contingencies in place including inspection and appraisal. After inspection we found there is about 20k worth of repairs needed. Sent a counter offer for $432 which the seller said they wanted to wait for the appraisal before accepting which I was told is odd. Appraisal came in at $431 and I was told the seller is not wanting to sell it under $430. Some of the issues I want to get done asap like the asbestos removal. Thinking about offering $425 with a credit of $13k or so (which is the amount the asbestos removal was quoted at). I want to make a fair offer for both of us without offending the seller or buying a issue for myself, any thoughts appreciated.