Do not leave your accountant and tax man out of the decision, they are ones who have to grind the numbers and will be best able to tell you your best deal. 

Keep Grinding!!

It is a grind right now, so grind it out.

It's a tough market but just keep grinding away and you'll find a deal. 

Now that I've closed the loop on that part of gathering a team...the grind continues.

Grind.

Here are various results for real estate - financials markets crash, leading to consumer spending to grind to a halt and people needing to Derisk their balance sheets and move to more cash- older Americans get hit hard with the virus as it continues to spread exponentially through the population- older homeowners pass away or become very sick, forcing folks to sell investment property or their own homes to cover higher medical expenses = inventory increases - home tours slow as people self quarantine themselve, leading to higher DOM and less demand- same goes for investment properties - investors can’t send people out to conduct due diligence - tours and lease up slows in the multifamily sector, especially hitting the Class A space.

I'm not an agent but imagine they spend their time on the MLS not putting in the work and grinding to find off-market.  

There is a reason why most owners of large complexes in disenfranchised neighborhoods are so wealthy :)With that being said I would still use all of the factors you are mentioning to grind the seller down as low as possible since they are encouraging offers!

Because so many will get caught sneaking in a cat or dog and when you hit them with a violation they claim our application only asked about pets.So I have an "Animal Policy" that addresses requirements for pets and service animals and it includes all the things Richard mentions about noise, control, cleaning up, damages, etc.