Daniel, thank you for your service.

Each market has an average over list price of offers they were getting back in 2022 or during COVID times.

Or just any suggestions for the best bang for your buck areas that offer at least a little cash flow and appreciation ?

I bought this property with a private interest free loan from a friend. the person i bought it from need cash fast so i offered them a low cash offer and they accepted.I had enough money saved up to rehab the house with my savings.

I agree with Michael, probably need to make 100 offers per 1 accepted to find a good deal. 

Make sure it explicitly explains the process for termination if you are unhappy with their services, especially if they violate the terms of your agreement.3.

I've only ever sent out an offer like that once, and that was to a preforeclosure lead that refused to discuss the property, instead telling me "that's not how real estate works, just make me an offer".  

That does not require employment or job seasoning instead it uses the rents to qualify and you can take out up to 80% LTV cash.Use the cash to put down on the next 1-2 or more properties as long as the other properties are debt servicing themselves it opens up more opportuities to buy more future assets and increase your passice income.  

There's a post right above mine from a lender... there's always a lender offering $$$ even when people can't afford it. 

Quote from @Rick Im: Does anyone know of a lender that offers second mortgages on rental properties?