I have bought 2 of those, offered on plenty.

I just received an offer on a remodeled home we did in Sacramento 95824. 

I'm having to offer this as a fully furnished house to be able to charge a premium on rent just to get close to the mortgage.

Other good strategies, are targeting tired landlords (absentee, owned 10+ years) or drive around and find distressed properties, and call the owner from the records you find on TruePeopleSearch.comAnother method if you want to stay on market would be to send offers that are well under asking price for properties listed 60 days or more.  

Stand out, be unique, and offer something of value that you would love if you were a traveler (cleaning service, amenities, a theme, etc.)Happy to help you find a place if you want some help on the agent side.

@Shannon Strickland offered some great advice. 

 I am in search of a spreadsheet to determine the profitability of flipping a house before making an offer to an HML I am new to this process and would appreciate any advice.

I see what you mean about offering a higher return to a potential investor, especially if they are not familiar with my character/experience in the industry. 

Why would they offer you 5% for 20 years?

Let them know you are shopping and tell them to give you their best offer (all on the same day), and state you will go with whomever can save you the most money.