I had an offer written up but knew if I submitted it too soon it would look like a low-ball offer and probably not get accepted, last day I was in town the price dropped and I threw in a full offer and asked for full closing costs.

I sent a low-ball offer, and we went back forth but ended up getting 30K under asking accepted.  

Our focus in exclusively on the operational needs of property management.

If the seller accepts your offer than you do the full due diligence investigation during the option period.  

This is where the big money is I have heard if you're willing to fork out more money and accept a higher level of risk.

If they choose to stay, make it clear they are accepting the property as is.

I work almost exclusively with out of state investors and the number one thing I'll talk about is the risks.

Create valuable real estate investing resources or exclusive content.

While quality work is not mutually exclusive to adding more features to a property, I have seen a lit of flippers houses that seem to do just that: add a hot tub, but can't seem to mount a toilet securely to the floor, or leave the 20 yr old furnace.

IN PA we have Exclusive and Non Exclusive Buyer Contracts.