Just thought I'd sweeten the pot.

My real estate agent recommended trying to sweeten the deal by offerring him the same deal only worded slightly different.

He's also mentioned putting the proceeds from sale into an annuity, so he may entertain owner financing which could sweeten the deal.  

I'm not sure how to prove that, but if correct changes the expenses again. 2017 it was $100. 2016 $4053.With this new information, I was able to negotiate with the seller for a purchase price of $450k with 50k or 10% seller carry back, which I think sweetens the deal.

I also have  a garden and chickens so maybe a little fresh produce could sweeten the deal!

Listing Price:$ 99,990Down Payment: 20% ($19,980) Closing cost: $5,100Loan balance: $79,920 @ 5% for 30 year termEXPENSES (Monthly):Principal & Interest: $ 429Vacancy $40Water/Sewage: $0Taxes $212Insurance $76.50Utilities: $0Management $144Maintenance $24Trash $0CAPEX $172.80TOTAL : $1,098INCOME (Monthly):Rent 1 bed 1 bath $800 (occupied on 1 year Lease)Rent 1 bed 1 bath $800 (occupied section 8 for past 10 years)TOTAL: $1,600I plan to offer about $87K to sweeten up my cash flow, considering they have already dropped the price before and seller is motivated due to acquiring this property from a deceased family member.

I'm curious as to what the best strategies are for identifying potential properties, how to approach the homeowners (letter, door to door, a written offer, etc) and how to write a fair and solid price (I'm thinking full price offer based on comps minus 6% because of no commission but throwing in some cash or creditiing closing costs to the seller to sweeten the deal a little bit. 

(I’ve read there is imputed interest but I don’t fully understand that quite frankly)Would doing a contract for deed be a way to sweeten the deal with a potential seller because they are still holding the deed until the property is pay off or am I asking for trouble? 

Red flags include..I want to move in early....I want to do a long term lease...I will pay you in cash....I will pay a double security deposit...I will pay multiple months in advance.....These are big reds flags that applicants will use to sweeten the deal to cover for something else..... its the carrot to lure you into the trap.

You might also want to throw in a sweetener based on a percentage of the equity in the property if it has appreciated in value.