So, I've spent the year studying, reading, talking, sitting in on various guru's pitches, etc., and trying to figure out who I am as an investor.

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I have done the math many different ways in order to determine what I should offer, I would greatly appreciate the BP communities opinion's.Here are the details below:8 unit, all attached, one big "box", 3500 sf totalAll are 2 bed, 1 bath units that are 425 sf each (3400 sf total) 100 sf utility room)Dishwasher, Range, Refer in each unit.Units bring in $570 to $630 a month depending on tenant locked in rate, i.e. new tenants pay more. ($4790 / month currently) 100% occ., historically 95% + occ. rateQuality: out of date,interior 15-20 years old, entire apt. unit built in 1990Maintenance: well maintained but out of date2 story,  1 acre, room to expand, slab on gradeNear high school and walking distance to hospitalGross income last year was $56,000, Actual Op.

I have done the math many different ways in order to determine what I should offer, I would greatly appreciate the BP communities opinion's.Here are the details below:8 unit, all attached, one big "box", 3500 sf totalAll are 2 bed, 1 bath units that are 425 sf each (3400 sf total) 100 sf utility room)Dishwasher, Range, Refer in each unit.Units bring in $570 to $630 a month depending on tenant locked in rate, i.e. new tenants pay more. ($4790 / month currently) 100% occ., historically 95% + occ. rateQuality: out of date,interior 15-20 years old, entire apt. unit built in 1990Maintenance: well maintained but out of date2 story, 1 acre, room to expand, slab on gradeNear high school and walking distance to hospitalGross income last year was $56,000, Actual Op.

I'm purchasing the house without a financing contingency, so if my lender says "no" for some reason, I'm still stuck with the house or losing my EMD.I've had to point out to several highly experienced real estate agents in this area that no checking the boxes for financing is NOT the same as an offer that I'll be paying cash for.To OP, it's possible that your HML's POF letter is written sub-optimally and that some minor modifications would satisfy the seller/AM.

I have spent years reading flipping books, going to seminars, watching HGTV, etc, etc.

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@Ziaur Zahid- Just put his name in the search box above.

So you have to figure out just how much is remaining to show itself and how much and how willing are you to spend now what the flipper should have spent during his renovation? 

I've spent hours reading a lot of the related posts here on BP which was very helpful.