I feel where you are coming from.  

I’m passionate about learning and improving my process to provide real value to investors, whether you’re focused on fix-and-flip, buy-and-hold, or any other strategy.Looking forward to your thoughts and insights!

Highlight the property’s unique features (off-grid, sustainable) and the area’s growth potential to show long-term value.

Hi Adam,The seller pays the seller commissions and (usually) covers the buyers commissions as well so you shouldn't worry about those fees.The 10% vs 20% I feel like is a personal opinion.

Have you done any value-added work to your current properties?

If the seller says, “Oh no, feel free to give us an offer”, then there is your invitation.  

It is validating to hear that most of you feel communication about this matter would be normal/expected.

Many judges would feel you got paid even if no cash was sent to you.I could see this potentially working on a higher-end property that it in excellent condition with a Grade A tenant.  

A friend of mine had a similar journey - they turned their old home into a rental property and soon realized they loved managing tenants and exploring ways to add value.

You need to find a zip code where land values are 10% of less of after built value.