Letter to seller on an offer slightly below asking?

[Jayme Jahns]

Hello, I'm a first time investment property buyer and I have found a duplex that is perfect (great cash flow, long term tenants, fantastic condition ect)

But it is listed at 329k and because if our down payment maximum we can only afford a Max offer of 315k and can't afford to pay closing costs at that price (unless they can be rolled into our loan maybe)

Anyway, the house has only been listed for a few days, the listing agent has gotten a few calls already. We understand its extremely unlikely we will get it accepted. 

What strategy would you guys recommend to help give us a chance? Should I write the first offer with a letter explaining? This was all we could afford to offer and we have a 1 year old and trying to invest for her future or do you think we should just wait it out to see if it's still available in a week then offer? I would be surprised if it's not pending by then though.

And I would like to at least try so I know

That I did.

Thanks for your advice again!