@Bruce LynnThey could but in reality it’s not the actual federal govt employees that are the biggest factor it’s all the lobbyists and government contractors that flock the area.Every large company has a contingent of people here to grease the pockets of all the politicians

If so does your offer contain a contingency clause for contract termination due to property condition or an option period for due diligence.  

The last thing I would want is to have a property break even with no fat to skim as a contingency. 

@Jose LealI factor in $15k in soft costs and $10k contingency but it will depend on your specific situation. 

Anything can happen: the market can shift, we can go into another extended lockout period, the property can be destroyed by a natural disaster or by vandalism, the list of contingencies is endless.

Put an offer in with inspection contingency .

This includes budgeting for initial investments, calculating potential returns, and having a contingency plan for unexpected expenses.Real Estate is a vast industry, and with dedication, continuous learning, and ample networking, success is within reach.

We even created a 'sight unseen' addendum to be included with every lease so tenants know that unless they asked for contingencies [ie: repaint entire home] the home is as-is, so they should not expect a freshly painted property unless they asked for it prior to signing the lease.

This is because the sale process affords the more natural process of being able to undertake customary diligence with contingencies, obtain financing etc.

It will be a really low offer compared to what he is looking for.Another option is to price it the way the seller is telling you, with contingencies giving you the chance to back out if the house is not the way it was told to you.