A simple $3 zip-it was all I needed to remove the hair ball.  

However, my triplex is roughly $400 per unit a year.I'm assuming 10% Vacancy, 10% Maintenance and 10% property management (however I'll probably do the property management my self)I've high balled the calculator on BP and I still get around a 20% cash on cash. . 

Comps vary by street and appraisers are very careful in this area and very conservative and low ball appraisals all the time.

looking to get the ball rolling on a buy&hold type of deal.

Secondly, if you want them to actually exercise their option, you'll probably want to have them get on a credit repair program so they are qualified when it comes time.

I'm exercising all parts of the site!

So just wanted to know if it makes sense to give a low ball offer like 12-14K just to safeguard myself against the unknowns.

Im Looking To Get Started Wholesaling In My Market, But Im Just Wondering How Do I Get The Ball Rolling & The Momentum Flowing.

This is risky if you don't have a way to pay off the loan on demand because the loans will be instantly callable because you will have to exercise the due on sale clause with this financing.  

Having someone just say the words, "this is a great deal" relieved so much pressure for me.There are so many curve balls and speed bumps you run into when trying to find and put together a deal that it was a huge advantage to be able to call my mentor and say, "the sellers agent called me and said this...what do you think?"