@Neel PatelYour numbers for repairs and CapEx are a little low.

For the ARV I simply looked at the surrounding properties which ranged from low 200's to high 500's and did an average (not sure if there is a better way) The Max Allowable offer is slightly above the asking price, essentially making this a good deal. 

Lots of homes for sale in the low $100's.

As we've been analyzing deals in Spokane, we're routinely coming up with low and negative cash-flow analysis.

Given all the info and suspecting the owner is distressed by the expenditures, is $50k too low to offer for a 30 day closing with inspection contingency?

If we are going to extend funding with no or low cash to close, no monthly payments etc.  

Usually the basics for good curb appeal and return would be:Green grass (no weeds or big empty patches), have the trees and bushes pruned.Use low lying flowers/shrubs at front of house so there's some color and character.. but you're not blocking up the view of front of the homeKeeping things generally 'manicured' is the better way to go. 

I am now about to inebriate some money (low six figures) and want to invest in real estate. 

Have already done the analysis but I would like to bypass the agent set to list it and make a low ball offer directly to the seller.

We both liked the Morristown area for low taxes and because of the downtown.