The seller can accept your offer, reject your offer, or counter back with what he thinks it is worth.

Also there is value in accepting tomorrow isn’t guaranteed and working later in life when not a necessity seems to be highly tied to ego.

Our first accepted offer was a 320 unit deal that we contracted, put up non-refundable (yeah, I know) earnest money, and thought we had our financing and money in place to do the deal.  2 weeks before closing a major (several million) partner pulled out leaving us short of the funds needed to close. 

MTR and STR are still widely accepted and unregulated.   

I'm just not seeing any strategy that can offset to any significant degree, the depreciating nature of either asset.  

If you are worried about the price then the program isn't for you  but just consider you spend 4 years and about 50 to 100k+ to get a degree that pays you around 75k.

They were perfectly acceptable 20 years ago, but now many areas are limited to one guest per calendar month. 

So in that a much lower rate of return is acceptable given the safety and certainty level of things. 

You can also seek projects through licensed Portals that are using Title III and can accept money from non-accredited investors. 

If you pay more, you won't meet your metrics and will probably have negative cashflow and/or equity.You may have to make 10, 20 or even 100 offers to get one accepted at the price that meets your numbers.This is what all investors did BEFORE the Great Real Estate Crash of 2008-2010.