FYI, if that property is 99% full, the rents are too low.

Very low interest rates and you probably get a tax credit on the interest, which brings their effective cost even lower.

We made our offer, but learned they went with a neighbor's offer, and that neighbor's agent had submitted the low price of their recent sale as a comp.

Also, in regards to negotiating a deal, I want my first offer to be low enough to allow room to negotiate up to my desired price, but I don't want to be so low as to cause offense, how much give is there when negotiating?

Just like no one advertises interest rates for low FICO scenarios, no one advertises rates that have been dinged for "small loan amount" either.

My area is certainly out the question especially because I'm more interested in cash flow than appreciation and the CAP rates here are relatively low.

The Book on Investing with No (and Low) Money Down is next on my reading list, so please don't just reiterate, however if you strongly feel that one form of getting money is better or worse than another, I will be more than happy to ready why.Cheers,Kelsey

Some of these properties are older and low priced. 

There is a lot of money, that is sitting around and earning a low interest rate, or nothing at all.  

Thanks for the thaughts, but actually It wasnt a low ball offer.