Looking to Offer half of asking

[Lisa Wright]

I ran the numbers and have a good idea of what I want to offer for a small house that is in very rough shape.

I'm a realtor and since I'm going through their realtor, would I use the same strategies for my offer?  

So far I'm torn btwn two:

Offer less with a conversation about the repairs that are obviously needed before it's habitable.

vs

Offer near asking and then after my inspection "crunched the numbers and the repairs needed and need to amend my offer".

My problem is im emotional about it because I want to live in it after some hardcore fixin'.  It has been on the market for a month.  Winter is coming and right now it's priced $10,000 over what they (over) paid (an investor, cash for house purchase this summer when the market was hot hot hot).  

I would appreciate any thoughts or insights if you were ever on the other side.  

Thank you