If the roof was 10 years old, they wanted a new roof; if the electric service was 150 amp and perfectly suitable for their needs, they still wanted an upgrade to 200 amp; windows needed to be replaced if they didn't all match; etc.  

Then ask the owner what he's willing to do that matches or differs from your desired terms.  

If landlords in an B+ to A+ neighborhood can command market rents of $1500-$2000 a month for a 3-4BR, section 8 can't come close to matching that amount in said area. 

I would need more info to get you an accurate comp value @Ron Drake In the last few months there have been several sales matching the criteria given ranging from $220k to $395k.

You just need to match up the money and the deal.

Through her 401(k)She contributes around 800 monthly with a 100% match up to 4% of her income 77k$1200 goes into student loans..

You are contributing pre-tax dollars, so you are effectively getting a match from the government in the amount of your combined federal and state income tax rates.  

The HOA Expenses and how well they historically match their budgets are good data to start with.

I want to be very aggressive in my acquisitions, just not stupid aggressive.My financials that I don't plan on touching: Employer 401K match, 3x rent reserves for my rental property, 6 months reserves for all living expenses.I am willing to invest all other money into RE. 

I bought the place almost a year ago and now it is rented and the president from HOA call me to say that I need to paint my screen door to match the green color.