Added Central A/C Coil to existing gas forced hot air unit.Replaced 60A with 200A service/panelFinished the attic into a large 450SF bonus room.

Added Central A/C Coil to existing gas forced hot air unit.Replaced 60A with 200A service/panelFinished the attic into a large 450SF bonus room.

Add - Central A/C Coil to existing gas forced hot air unit.Replaced 60A with 200A service/panelFinished attic into a large 450SF bonus room.

Finished attic into a large 450SF bonus room.

As @Taylor L. mentioned above, cost segregation and bonus depreciation can deliver significant benefit to LPs, but not all sponsors will perform those studies. 

Cost segregation: single family rentals, Airbnb’s, apartment buildings, there are bonus depreciations through cost segregation.

We also out bid everyone by including an escalation clause with a generous cap.

I got my agent to get us a tour and did a walk thru upon arriving I noticed it was actually 2 bedrooms with closets and 1 bath and the 2 other rooms are upstairs no closets technically bonus room with just storage space to the attic. well I'm a new investor and it's listed in all my resources as 4 bed 1 bath, but my Comps for a 4/1 are at $266,000. aside from the rehab costs I'm having issues trying to determine usable comps for this property, and there isn't space to add a second bathroom for the upstairs without major layout work which I would like to avoid. 

Forget that they are family and be generous to them.....they deserve a fair return on their money, family or not...And details are always important if you're asking professionals for their opinion... 

Your offer seems generous - a lot of sellers will simply tell the buyer it is what it is.