The smarter tactic is to get an offer accepted and then negotiate down based on the home inspection and/or appraisal, but you're still highly unlikely to get lowball offers accepted in this market.  

@Alex Frey this should help: https://www.biggerpockets.com/blogs/10145/66508-ho...Use the tactics in the blog and you should be well on your way. 

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What tactics have you used to reduce water consumption by the tenants.

Negotiation tactic: I would start with offer a three year term with 1 three-year option.

Now our tactics are very simple; basic due diligence, driving around, etc.

I'm thinking that this is a useful asset protection measure to leave the property encumbered.Is this reasonable tactic ? 

Which honestly is great to know and great to have in your arsenal of tactics but not 100% my game. 

I'm trying a new tactic where I am going to text the listing agent a low, all-cash offer on distressed properties that I find on the MLS.

I think it depends on the property's as-is value and the first mortgage balance That tactic rarely works in today's world.