I see this home and what you paid and while it's not at all a bad price, I've seen investors offering that size in Palm Bay for as much as $15-25k lower.

When you do the turnkey offerings to completely new investors like that, you're going to end up working with a lot of inexperienced investors who blame the turnkey operator for things that are a normal part of the property management business.

great advice provided - what I will add to this is if you have smokers and its not allowed I would offer to allow them out of the lease with no penalty. 

Quote from @Ben Fernandez: Make the offer that suits your assessments.

She is offering to refinance one of her homes that is completely paid off.

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Scott Johnson refuses to comply with an arbitration and non disclosure agreement with us, we have offered him to enter into binding arbitration, which is required per our terms of service and agreement he signed. 

Getting a property with a 3% mortgage that offered both equity appreciation and solid cash flow is what sparked my passion for real estate investing.

You have a lot of resources at BP and in this feed. 

Due to current interest rates, many CAP rates are much lower than they should be and usually there is only so much price discount a non-delinquent seller will be able or willing to offer.