I'm still working with architect and seller on land subdivision.

Are you sticking to traditional banks, exploring private lenders, partnerships, or maybe something creative like seller financing?

Real- Estate  is a lot tougher game now because of technology now allowing buyers, sellers to access the market using the internet without using agents but  you do have hot areas that can support  more bodies .

We have made an offer for a property and it turns out City of San Diego has asked the seller to replace the uneven side walk by the property does any one has an idea about ball park figure to replace a city side walk?

Happy to discuss in further depth if you would like.Explore Creative Financing Options: Look into alternative financing methods such as seller financing or lease options.

Am I wasting my time and insulting the sellers offering that low? 

Quote from @Griffin Malcolm: The typical experience that I have had flipping homes with solar and also helping buyers/sellers on sales with solar is that the seller ends up having a request from the buyer to pay the remaining balance off from the solar debt on the home without increasing the value.

Boomers are looking to retire in masses, so you have a huge pool of potential sellers.

I'm just about to sell my first flip which I put in about 130k (all in) and its under contract for 200k (minus some seller concessions).

About 80% of the ones I've seen have fallen through, and many of those were losing deals for the seller.