negotiate: Is a 30% discount on the listing price unreasonable?

[Ying St.Cerny]

Hi everyone, any insight is greatly appreciated on this property I am trying to make an offer on:

List Price: $229,900

Offer Price: $161,329 (~70%)

Earnest Deposit: $5,000

Date to close: 01/30/23-03/03/23

Mortage Type: FHA (3.5% down)

DOM: 75 Days

Location: South Jersey (Woodbury, NJ)

Motivation: Seller just wants to sell and not manage this specific property anymore. Multiple alternative properties, lessen the total properties to manage.

This would be my first real estate investment and I am actually trying to house hack this duplex property. The agent I am working with thinks that the offer might not get a response, but I wanted to incite negotiations. My concern might be with that fact that I am using an FHA loan, so maybe I may not have as much leverage in being to negotiate with the type of financing. Or do I? I understand the Market I am in plays a major factor, but based on my evaluations (with Pro-Forma data), I know the list level price that will allow me to positive Cashflow, break even (live rent free), and negative Cashflow. As have been repeated in all real estate educational points, "you make money when you buy, not when you sell". With that any advice to keep in mind when working with the seller, seller agent, and my buyer agent?