I'm not an OJ expert. 

Asking for your expert opinion.

I am no expert and I am still green in this space.

The seller’s most recent counter-offer was 90k for 30-40 day closing with a 10k non-refundable earnest money deposit.

Non-locals with money moving here.  

Need help with ROISingle FamilyPurchase Price - 260kTaxes - $10kRennovations - $30kRent - $4k/monthARV - $400kIf I convert it to multi family - 4 unitsPurchase Price - $260kTaxes - $10kRennovations - $110kRent - $5k/m...

The worst part is that it's usually way too easy to get your license, and the consequences for these sleazy agents are usually non-existent or not harsh enough. 

When they do, they are typically covered by insurance and settled outside of court.The odds of a landlord being sued for a large enough amount that it eats up their insurance, the equity in the investment, and their personal assets is almost non-existent.

Indeed, the FAIR ordinance is anything but fair to non-corporate landlords, seemingly punished for investing in rental houses to generate income as an alternative to stocks and bonds.A handful of opportunists likely could learn to exploit these new rules, preying on otherwise law-abiding landlords to obtain legalized shake-down payments.

I've done some analysis myself but hoping to hear from the experts.