One thing I've done, on the advice of a mentor, is to offer a slightly lower rent, in exchange for a longer lease (24 or 36 months).

There are incentives for downtown investment, but have yet to hear all they have to offer.  

Assuming they have accepted your final offer, do NOT last minute to offer less it will be honored.

Local House Prices: Around 100k, but the road/area its on is kinda meh.Asking Price: 55kI'm Going to Offer: 40-45kRefurb/Repair: I would like to put in no more than 30-40k, which looking at the pictures seems reasonable.

In tougher markets you might have to get even more specific with your numbers to be able to offer enough, yet still be sure you're going to come out on top.Your other problem might be where you're sourcing your deals from. 

You may want to offer the current owner something to grease the wheels a bit.

The vision of the Training Cafe was to offer affordable, real life education provided by a co-op of all types of local investors.

I myself would have a hard time getting a Fannie loan right now because this year I switched from retail LO w/ a W2 to wholesale mortgage broker w/ 1099 to be able to offer the better rates, doesn't matter that it's 98% the exact same job.

As a newer agent I’d love to offer some input.

Even have them willing to offer their help and consideration, in time of some unforeseen situation that affects your project's capability to sustain the commitment to service the debt structure.