I haven't seen a lot of the guru/sales pitches here in Norfolk, but the Norfolk REI market is not in the same ball park as Jax. 

I would have your GC give a ball park estimate that you can show the seller and renegotiate the closing price, even if you are buying As IS.  

As somebody looking to invest very soon, I am meeting with a local real estate agent and lender to get the ball rolling.

@Chris Ball your explanation is almost spot on.

I am trying to fund with a HML but after paying $650 for an evaluation i think im going to get low balled as 2 of 3 BPO came back much lower than the sold comps pulled by my realtor.If i cant make this work maybe someome else can who doesnt need HM.

A quick google search for current interest rates on the type of loan you are looking at will prob give you a better ball park to help in your underwriting for the time being. 

So when I state 85%, I am making a ball park estimate of the cash value at inception.

Have had success from rentals considering selling in the future but they don’t want to low ball themselves when locking in a home price.

A willingness to write low-ball offers in high quantity?

That can be an ugly situation.For those reasons, I generally don't do them and I almost always recommend against them.However, if you can get the lender's permission and put appropriate escrow provisions in place to assure payment of the priority lien, then it becomes a whole other ball game.