Have heard some PMC's allegedly offer other agents a ridiculously small amount like $200. 

Most brokerages offer zero-fee referral status, so you can still do referral business.

Japanese people culturally like brand new and shiny products and you will have a small market of investors who won't touch unless you offer attractive yields.

Has anyone made a low offer?

They are both a bit pricey if you're not all in and closing deals, but they also offer a 7 day free trial.

If you have offers out on properties, make sure you understand the rent control levels they are under before you buy.

I have gotten a seller's credit for my 3 existing units but to be conservative, I will assume I am paying full closing costs here.At the moment, I have ~$25k in a HYSA and expect to save another $10k from my W-2 before I start putting offers in.

If they are relatively the same but offer a front desk etc maybe they are superior. 

So he bought up several owner financed properties that offered 0% down, and he cash flowed. 

I haven't read this page to see what's offered as conservation incentives, and then compared that against your local market prices for "junk" land.