What is your safety worth to you?

Competition is brutal for the suppliers so they're forced to keep their margins razor thin leaving little wiggle room for generosity. 

When there is a safety issue, not habitability issue.

I don't know what dosage should be for a large dog but I'd be more concerned with people safety. 

People doing a few flips a year that don't have volume have to have those wider margins for safety and profit.  

And PM was behind bullet proof glass and razor wire at their office. 

At least you won't be out everything.But I think the moral here is there need to be more a process before the initial offer, definitely more due diligence and safety.  

As far as safety, I run everything through a title company.

Knowing and hearing all the horror stories I realize there are alway way more expenses than you ever expect, so therefore we plan to collect $80k for every property, so we would haven about $30-40k left over for safety margin in which we can use for initial remodeling if needed, and any unexpected expenses that may come up.

I think this seller is severely limiting their potential market, so I would look at what the numbers(with margins for safety) tell you if you do end up making an offer.Given how difficult the seller is being with showing the property, this probably isn't the best option for your first property.