If it's a hot market, I generally would take the following approach:Offer whatever the seller is asking so you can tie it up as soon as possible, SO long as (1) the list price is within $5k of what I will close them for.... and (2) the price you offer minus $5K will be a purchase price that will enable you to achieve your target returnI know that I will negotiate the price down after inspection and most sellers are unwilling to drop the price more than $5K after inspection unless something is seriously wrong with the property. 

@Jonathan Perez”as is” normally means that the seller is unwilling to do any updates to the house.Your strategy sucks and gives real estate investors a bad name.You mention that the house is in pretty good condition - New Roof, Floors, Bathrooms, etc.Yet you want to go in with a 'strategy' of getting a discount in exchange for the seller of 'not wasting time'

In many circumstances the seller is unable or unwilling to pay for the cost of repairs.

If I want to take the risk, but the accountant is unwilling to sign off on the tax return, then we should part ways. 

My partner would gain by getting into an investment that the banks are unwilling to let him/her leverage (since his/her portfolio is already highly leveraged) and I would gain by acquiring an investment that I don't have the downpayment for.Thanks for your time!

I've been told the property is in a trust (which is not in the public record) and that the matter is being managed by an attorney (possibly the personal rep, with whom I have no contact and the agent is unwilling to provide their info).

If the tenant is unwilling/unable to find it, you can go over and try to help or just wait a few days and the smell will go away.

I'm so overdue for an upgrade but am unwilling to give up my Eudora program.

I wanted peace of mind and was unwilling to compromise my ethics and integrity, for the sake of corporate advancement, so I made REI my new endeavor.

They have a good job but they are unwilling to buy due to the short period of time they expect to spend in Huntsville.