Paralysis by Analysis

[Toby Jurging]

Hello, I am analyzing a deal (actually made offer, they rejected, so re analyzing) on a DUPLEX. 

Well maintained (all mechanicals are no older than 6 years; new roof 3wks ago, new elect boxes,etc)  1 tenant just moved out, cleaned up and ready to lease.  Other tenant has been there 3 years, could stay or go.

At current list and income, will CF 250-275/mo. 

My biggest objection right now is that it has a high end appraisal of 140, list is 131, thinking of offering 125 (already rejected lower offers), and not sure area will support higher appraisal, even if I make improvements (minor needed, nothing urgent).  So I will have 30+ in offer and seems like it will have to sit for awhile.

Thoughts on leaving large portion in offer upfront?

Thanks, have a wonderful day