Thank you Scott,The bank countered at full listing price and my initial offer was at 87.5% of that.I intend to submit my counter just a hair higher and see how it goes.

I will say on the commercial side I have heard just about every hair brained scheme by a buyer to purchase a property for little to no down.The more "HOCUS POCUS" a buyer is trying to do the more of a longshot the deal won't happen.VANILLA deals are best.I have cash and here is proof of funds valid within the last 30 days OR I am putting 25% down and can finance the rest.Much of this exotic stuff is buyers who might WANT to buy something but are trying to accomplish something way above their means.I have to spend tons of time weeding out these time wasters for my clients.If you can't afford to do a deal PLEASE stop being in denial and wasting everyone's time.Instead save up the money,partner with someone,etc. so that you have the capability to do a deal.Unlike REO's with Short Sales there is a common misconception.

This is what ALOT of you need and have been looking for while pulling your hair out and trying to figure the ROI, percentage and just putting it all together.

Extra bathroom, washer/dryer, lenient pet policy, play up what your unit has that sets it apart.Low income areas will take more time, energy, and will cause more gray hairs.  

But now I have a few more grey hairs and a lot more life experience.

We live in the KC area and plan to BRRRR here for awhile, starting with sfh in Missouri suburbs like Gladstone, Independence, Raytown, and eventually moving our way into Johnson County on the Kansas side (maybe Prairie Village) when our bank roll gets big enough.As to who we are, she does hair and is at the top of her field in an upscale Aveda salon.

Look for what really blows you hair back.

All the hairs gets onto the filters and beyond. 

I'm going to plan another trip to Austin at some point this month or next in order to interview several realtors I've come in contact with here on Bigger Pockets... but FIRST... closing on 3 properties and pulling my hair out with those

In very unit, at lease two of those four 15amp circuits were over-fused to meet the demands of the televisions, computers, stereos, hair dryers, boot dryers, etc.