New home purchase- how far do I push the seller?

[Brooke Lange]

Home is about 3 miles from mine. New construction but does not have a yard (no sod) etc. My MIL will live in the house until she can no longer live alone (I will come care for her also) then we plan to rent the property. Issue is there is no inventory near our home. Comps support an offer of $355, (they are asking $380) and the home has been on the market for 40+ days. I am torn about how to not let the home get away vs how low to come in. If we come in at $355 do I put closing on the seller? Or do I offer less but pay all closing? Since I am a cash buyer, are there any other ways to make my offer more attractive. *construction company is new on the scene, so no reputation good or bad so not sure I would want to forgo any inspections.