Help with Deal structure/offer

[Will Seaman]

Hello all, I am looking to put in an offer on my first investment property. I have a few questions about the situation, I want to make a good offer, not look uneducated and get a good deal. The house is a foreclosure, being sold by the lender, I have been in contact with the real estate agent representing the lender. This is a cash-only deal, the seller does not want to accept an offer from financing. The agent has told me the seller is motivated and entertaining any reasonable offers.  Here are my questions. 

Can I order an appraisal and an inspection? This is my first deal, I want to place an offer and get it under contract but still do some due diligence.

It has a tenant in place and the property is cash-flowing, is this a red flag it was foreclosed upon while having and tenant in place? 

finally, the asking price is 89,900, I would love to get it for 75,000 or lower. Where should my offer be? I want it to be high enough that they take me seriously and give a counteroffer, but I dont want to give an offer that's too high and they accept it right away. 

As I said after about a year of podcasts, books, analyzing deals, and analysis paralysis, this is the first offer I would be placing on an investment home. Any advice is greatly appreciated.