Will --The problem here is that it sounds as if the OP has never even put in an offer before, and while I won't argue that an experienced investor can gain an advantage by working with listing agents, there are also a lot of pitfalls for an inexperienced investor trying to do so, especially if the listing agent is good at their job.

They're more inexperienced, first time investors, or OO and they overpay for the house, and over improve it for the rental market, which is great for me!!

That strategy is easier said than done for an inexperienced investor.

These are rough characters that are probably used to walking all over inexperienced Landlords.

.- I'm out almost all day today and most of Saturday- but how about Saturday evening for drinks (and/or tea!)

The final ARV will probably be lower than everything you are being told and your final repair costs will be twice what you estimate.Discouraging yes buy all too often the reality for inexperienced flippers.

How inexperienced were you?

I have a general idea of what I am going to do with them, but would love some advice from the inexperienced and experienced alike.

While Jason's answer may work for inexperienced sellers, you will find that a savy seller will require an EMD greater than $100.

When I ask them why they just don't jump in, buy a foreclosure, or a fixer uppper, or a cash flowing rental their repsones range from "too much work", "not my cup of tea", "not enough cash on hand" etc.