To ensure accuracy, verify comps manually by reviewing recent sales in the area, property condition, and similar features.

I’d love to read any updated terms and conditions they have that demonstrates a commission for private / direct sales.  

Make sure to conduct thorough due diligence on the areas you're interested in, including neighborhood dynamics and the condition of the properties you're considering.

From there, there still may be operational issues such as the  property being too seasonal and having a bad weather season or the market simply losing popularity.

Obviously, the condition of these varies with price, but if you're willing to put the money into them to update them, this could be a great strategy.

Thats how they know your properties condition has “improved”.

Property Age and Condition: Older properties may require a more significant reserve due to higher maintenance needs, while newer ones may allow you to taper off sooner.Understand your portfolio: I look at my portfolio as a whole and calculate a number I am comfortable with.

For example, if their lender drags things out and ends up offering mortgage conditions that are wildly different than what we have discussed then I would be forced to accept those conditions or lose $50k.I have also asked if they could lower their earnest money deposit demand to something more reasonable, which they have refused.

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Get the inspection report and check comparable properties quickly for condition and then go to the seller with your proposed reductions and be able to point out condition-comparable properties in keeping with your proposed price reduction.