@Richard Ball Thanks man.

This house has tons of trees and they all need a good trim and that ball shaped moss picked off.  

Tough in our area with the market at such a high right now and risk of overpaying for stuff. the final thing i keep hearing on the podcasts is make low ball offers - can't hurt especially if somethings been sitting on the market for a few months. if its gone beyond 1 or 2 months they'll probably at least talk to you. a few of the big time podcast folks say if you're not embarrassed of your offer its probably too high, and we all know the old saying - you miss 100% of the shots you don't take ;)

My crystal ball is broken so I will go on some loose ideas.Demand generally stays flat with small variations in major mature metros...so think of that before making an assumption of bubble...what drives price ? 

The offer is 190K on a 200K list price so I wouldn't consider it low ball.

although generally speaking @Russell Brazil  is correct  you have to look at your damages.you were trying to low ball a home. you were informed a few hours later. what damages do you have. other than the seller goofed up and did not counter..

An exercise I like to do is look at recently (last year or so) completed flips in the same general area as your property and try to do what they did if the property sold for a good price and sold relatively quickly of course.

lolThat and exercising I do not have a phone.

The anxious feeling I get makes me want to get the ball rolling right now but I know In my heart and mind for this to work I have to build the right path for things to roll smoothly and efficiently.

ha ha).The exercise was to put 100% of the $10M into ONE single asset class and asset type!