However, refrigerated air is more desirable out in these parts so if I installed them, I could raise rent $100-150 a month.

Either way, you are attempting to motivate workers based on behavioral manipulation, which will never drive you to receive the results you desire. 

The market right now in Wichita is hot and we have a lot of investors, so most desirable properties for rental or flips are gone within the first few days.

Relatively easy to finance, easy to comp (based on sales, not cap rate), relatively cheap to build, and more desirable to tenants than apartment complexes.

But I understand the desire to segregate a true marketplace scenario from the regular forums.

SF house 3 bed 1 bath Owner asking 155k he’s motivated as it was his parents house I believe 125k is attainable Comps in very desirable Glyndon area (21071 zip) are 250k-300kLot is .4 acreI have pics and a walk thru video I did...

Separate your desire to invest from your education/career goals.Always keep in mind when it comes to education if you don't enjoy what you are doing you will not do well.

You do want a desirable place, however you don't need Taj Mahal status.

However, if you are a long ways from public transit, shopping, and restaurants, the unit will rent for far less and be less desirable for investment purchasing.

I would be going into the situation hoping that it will not appraise because I already "know " or assume I over bid.My realtor claims that if it does appraises to the high offer price, at least I will be reassured that it is worth that price.I'm just not sure if this is a smart way to go about this, but with bidding wars and low inventory I need to figure out what to do gain a desirable home.