Negotiate terms that work for you and the seller.2.

This will also give you an opportunity to practice your negotiation skills.And after you exhaust the free options you can do a regular search for furniture, appliances, etc. and you will find plenty of affordable listings.

-Negotiation-Networking-Long Distance Investing -Using Real Estate Number Better

For you're analysis I would suggest you run on a 50% expense ratio which leaves you at $15210 NOI which at they're stated 9.7 cap is a purchase price of $156,800.So reasonable numbers vs. their actuals equal a value that about 60k apart, sounds like you have some negotiating to do. 

If there are major issues he can negotiate or you can walk away.

In most states the listing agent is a "fiduciary" of the seller and is required to get the highest price they can negotiate.

Unless you're trying to negotiate a NO money down deal, then I can understand why the seller won't agree to it.If that's the case, the solution is this:The buyer puts down the amount of cash needed to fix the property.

Why not put a preforeclosure house under contract and then negotiate a short sale?

If we attracted a business to that space would they pay to finish the space or would we, or is that all negotiable? 

How did you find this deal and how did you negotiate it?