So since it's a varying number let's just ball park for your comparison and call it 30%.If your gain is $50K then your tax would be $10K. 

Based on what I've learned so far, you can come in with a low ball offer of 70% of the listing price which would be $94,500 which would actually net you more than the 2%!

It can’t hurt to throw out low ball offers and track properties and neighborhoods.

Or any other tactics that will help get the ball rolling for me and the potential seller?

But get that ball rolling now

I had an exercise I had them go through similar to what I'm suggesting for you. 

I have another that will offer a better price, but when it comes to negotiation of the price or repairs plays hard ball if the seller isn't willing to work with them - I put him in the matcher.3.

I personally think rates are going to keep going down until Septemberish, but I don’t have a crystal ball to be sure.

I once had a tenant a tennis ball in the pipe somehow, cost me 2 grand.But this is quite extreme.I would certainly take videos and pictures of everything and talk to an attorney on possible options.

I know there's no crystal ball into what the future holds... but I'm also doing my best to educate myself/seek advice.I would love to hear from the community about this subject!