Now you might be like Joe, know rents for a couple of neighborhoods and can quickly estimate expected cash flow from properties pretty quickly (that's what I do as well) but you still need a screening rule so you invest minimal times on properties you will never put an offer in on. 

Negotiated price down 10K even with a multiple offer.

You may not like their current deals/offerings, but I would call each of them and let them know what you are looking for - essentially your "buy box."

Name brand is overrated, I get almost all of my consumables from Costco. 

Yes, but highly unlikely:(Anaylsis process is pretty simple.To determine what to offer on a rental property:Determine reasonable market rent, NOT the highest!

I know the market likes to front run.The trump trade to some is definitive trade on some form of hyperinflation, and a consumer discretionary increase via reduced taxes, yet higher costs. 

On market & offered asking price How did you finance this deal?

You also want to know if the Bank/Lender offers a less than 1.00 DSCR option in case the rent schedule comes in light. 

They're offering a few thousand more than asking and will also pay agent fees.

I have seen several offers from operators around the country who are offering interest rates of sub 6% for a 30-year fixed mortgage with a 20% down payment required, NO POINTS.