I will be paying ALL closing costs, can the seller just give me an incentive for that $54,000 or is that in some way fraud for inflating a price? 

Put in the effort, build relationships, prove your value, and improve your odds of finding someone to help launch you on your path. 

Right here with @Bennie Bernard quizzing and curious about the best insurance option for STR in Oklahoma, oddly enough.

Odds are the drain line, condensate pump, putting down new riser blocks or mounting blocks, the whips and line sets, new disconnect box, new low and high voltage wiring aren't in your Google pricing.

Definitely inflated ARVs and I have no clue where they get their repair costs from.

So even popular rent estimate tools seem a little inflated unless you're outpeforming the competition with what youre offering.

If you have a rent property with good cashflow, odds are you are BETTER qualified for the next mortgage than if you sold the rent property.  

Unless your agent is affiliated with a small Firm or works in the same local office as the listing agent, the odds of them knowing each other and having already shared info about either party with each other are pretty slim.

For example, a buyer may be willing to purchase a property needing repairs, take on existing tenants, or be willing to cover some or all the closing fees.Of course, selling in a hot market means you may pay inflated prices on another property.

Then the land flipper will get to work marketing the property and selling it on to the next buyer at an inflated, more market-related, price.