I specifically said I was searching for off-market and looking for one of two options, whichever presented a deal that met the numbers.

Then mail to those areas.You may be able to make arrangements with contractors in distant areas to give you a quote for the rehab costs on potential deals so that you can present that to the cash buyers (so that you would have a close estimate).

If they are friends maybe give a present (money) if not then what exactly is the message you are sending......Here is $25 of you money back, keep doing what you are doing and I will let you stay.Most tenants generally resent having a landlord tenant relationship so the reception of your "token" gift may not be received as you would like. 

Your Net Present Value at your required rate of return will be your maximum offer.

Make a very low offer based on the present income only.   

If it is ongoing then elevated moisture should be present.

3) Did they have adequate time to present you the deal (ie more than off-market here-say or a few hours)It might be your fault he hasn't given you the deal.  

In this environment just worry about the present.  

Hello Folks - I have been presented a few properties in the following marked area and would like your input.

And you're inclined to believe the pro forma numbers as presented to you?"