He's clearly getting acceptable results now, so he's disinclined to switch.  

I did learn that the sellers owe more than the ask and won't accept any offers contingent on selling a home which is fine.

If the offer is accepted I ask a GC to quote the job.  

When you buy a property, the sales cost is the default evaluation esteem for assessor purposes.So long as you have not went into a false exchange, you're protected accepting you'll pay your taxes in light of the sales cost.

If it was direct mail I would make sure your lists have about 50% equity so you can make sure when you get a call that it is possible to do a deal.With that being said all you can really do is run your numbers then offer a price that is acceptable for you.

. - Offer whatever you want, there is no way to tell if they will accept it, counter, or reject it.  

I am an experienced investor that accepts rent payments from my 20 units two ways. 1) Online Checking or credit card payment through Buildium Property management software.2) Good ole PO boxI am asking how others accept rent because I am tired of the PO box.

I ACCEPT FINANCIAL RESPONSIBILITY FOR THE ENTIRE AMOUNT OF ANY DAMAGES OR INJURY TO PERSONS OR PROPERTY THAT MAY OCCUR BECAUSE OF MY PET.I UNDERSTAND THAT VIOLATIONS OF ANY OF THESE RULES MAY BE GROUNDS FOR REMOVAL OF MY PET AND/OR TERMINATION OF MY TENANCY; THIS AGREEMENT is made on this day of , 20.

I tailored their lease form for the tennant I accepted, and used their template for each tennant I rejected.

In fact, if you accept responsibility for some accident or screw up, your insurance company might walk away!