I admit, I have done a few deals without coverage, but I also knew the properties very well, knew the factors associated with the title, knew they were clean without any construction or other matters that could be the basis for any claims, and, I was willing to accept the risk (self insure) my period of ownership.

So instead I take a screen shot to show it was accepted.  

After the offer is accepted, submit the Purchase Agreement (drawn up by or at least reviewed by an attorney). 

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.