Just let your realtor know your reasoning so he/she does not give push back about writing a low offer.When making an offer, just make sure all of your numbers are lined up for closing costs and any appliances you will have to purchase.

Also your vacancy rate is low, you probably want that at around 8% since 1/12 = 8.33% (so you'd have one months rent set aside ever year).

This is outside my scope, so take my opinion with a grain of salt, but if this person will be brining you new properties, I would give them a percentage of net profit on that property, to incentive them to keep costs low and revenue high.

but your right if your one off not going to get those for free.I was talking to my customer service rep at WFG the other day and he was bidding out providing title to one of the major Auction sites and they wanted pre lims for a very low number.. dont recall but it was something like 25 bucks per.. and WFG was going to pass. 

So there’s a an opportunity to buy and rent out a house in a low middle class area.

If you're planning on doing multiple flips it wouldn't hurt to look into a lowes or home depot card.

Numbers look good on paper, but generally low rents, a lot of section 8, low quality tenants, etc. 

A 988sf roof w/ a 6/12 pitch is only 1,105 square feet of roofing w/ a 10% material waste that's ~12 squares of shingles.Roof Quantity CalculationOakridge roofing shingles are $140/sq at Lowes.12 squares*$140/square = $1,680 in shingle materials + a few hundred dollars of underlayment and flashings, so there shouldn't be more than $2,000 in materials.So in other words your Contractor has quoted you $9,000 for labor for a roofing job that will likely take a crew of 3-4 guys one to two days tops. 

I go up slightly (my initial offer bakes this likelihood in) and if the seller counters again I explain why I can't go any higher (all good reasons - winter's coming and the gas bill will not be low, it'll take at least two months to rehab a unit/units and fill vacancies, etc.). 

Comps came back anywhere between $150k-$340k.Current rents are low, property has 2x 3/2 and 1x 2/1.