I recommend people start here when cutting their teeth.  

I'd rather have my teeth pulled without numbing before I'd want to do what you are proposing.

A major caveat is that I have learned that I don't have enough hours in the day to run concurrent $30k renovations for investors so I am very sensitive to ensuring we are targeting quality properties for basic renovation, not targeting fire-damaged properties for massive rehab.The natural conclusion of the buyer-agent rehab and rent concept is offering completed and performing rentals at a similar price range as the all-in rehabs so I do offer my regular group of investors a few Turn-Keys...properties that have been in my portfolio for a few years, typically rented Section 8 (which I feel are very stable investments), with my company continuing to manage so the tenants never feel a change in authority.

The homes are almost always sold as is, and even lender required repairs were like pulling teeth to get done.

You have to show demand for the space and only give short term concessions (if any).If a reduction is given you could try the base rent plus percentage rent so when sales go up you get income as the tenant gets healthier again.Once the lease is signed with a tenant it is like pulling teeth to change anything so be methodical and tactical in negotiations before executing a lease.

As easy as this sounds, it's not simple and usually like pulling teeth.

They felt more like companies I was cutting my teeth on, and learning the basics of building and running a company, managing people and processes.

I do have a to say borrowing money from a credit card to invest in them is a bit too risky for me as these are fairly risky investment vehicles as they are highly leveraged and are very sensitive to interest rate moves.Things can go south very quickly.

I'm a newbie and was wondering if someone might be so kind as to allow me to observe their negotiation process with a motivated seller (I realize this is sensitive) and also glean some insight into your formula for how you came up with the offer.

I don't have too many properties, 10 units, and they barely break even so very price sensitive due to local rent control and covet moratorium issues.