I think thats the problem you're going to have there. 360k is basically the very top end of the market in that town (top 2%) and its not the kind of town that really screams out being worth it.

You're getting what sounds like conflicting advice because there's a huge difference between what works when making an offer when an agent is involved and when there is not.If you are dealing with a listed property, making an offer with earnest money below $1K screams "I just bought a real estate course last week and I'm nearly half-way through it!"

There are many visitors who prefer the Historic District and the walking attractions of downtown.  

I am currently that cubical guy screaming to get out and can see the light at the end of the tunnel.

@Joseph KingI am sorry if this is a dumb question, but are you taking inspectors to the property visit or are you comfortable estimating repair costs on your own already.

Make sure there aren't any pre-payment penalties or language that would make it hard for you to exit the loan. 5% for 20 years is a screaming deal. 

So I came to an agreement with my first tenants I've had since purchasing a duplex one year ago that they would leave 2.5 months earlier than their lease expired.Too many problems to list but were basically too rude/loud and had to actually call the police several times to have them get the picture that they can't come back from the bar at 3 am and blast music, scream, and wrestle while I am trying to sleep below them.Anyways, the time has come and they will be leaving this Sunday, this is in Michigan BTW.

There were visitors in the house that seemed shady to say the least, and the living room was smoke filled from recently smoked crack. 

Fortunately i was in the car and not in the office because I went ballistic...screaming, f-bombs, etc.  

He says he would have 2 people working 9 to 5 in this unit, and wouldn't have too many external visitors.