Is the city where your property is located going down the pipe? 

Plus you will submit a solid off, wait 45-60 days just to hear that you got out bid with no time left to counter.  

We did, however, replace some of the pipes with ABS.

My goal is to not make my first offer so generous that the seller accepts it without making a counter offer. 

Most glaring issues to me are:- DWV pipe leak- Some outlets aren't grounded in both unitsWhat are things you've seen in the past that were real causes for concern/concessions in closing the deal?

For the sake of providing a counter-argument:The real estate market has overperformed since 2010, the Fed also started QE during Covid, so saying that you have made more in equity shouldn't be much of a surprise, considering this is one of the fastest run-ups in history.When you say "Cash-flow" investors, you are really saying investors who want "20-30%" of their total cashflow distribution to be during the hold-period, rather than at the end. 

There wasn't a firm decision that he made at that point in time, hence things were undecided and unsettled. and not at any point in time, Tenant sent a written letter of move out intent/notice until recently, mid-August '24, when I got the first written "move out notice" from him via "email" that he ll vacate the house on Sept 01 and that the payment will be left on the counter.

Also, the home has some cast-iron piping that is mixed in with newer PVC piping.

I know that I wouldn't rent it if I couldn't have the entire family sitting around a dining table together.There are no stools around the little eating area at the kitchen counter.

It seems like you have good instincts and want to understand what you are seeing and hearing.I would like to counter some of the statements on here, though, and offer some advice that may help as you get moving forward.