I often buy non standard products from other companies, not home depot or Lowe's.

Based on the numbers you gave , you really wont have any cash flow if you deduct for repairs, vacancies and management.

Use one of the standardize browsers {Mozillia Firefox, Opera, Chrome} and life will get much easier.btw: once you get access to a service (say SmartMove or your XYZ online Banking site),make your life easier by creating a Bookmark and when logging on, NEVER remember the password for security reasons.

Standard where I am is 10% plus a small bonus when they find new tenants.This doesn't look like a great deal from the outset as it violates the 1% rule.  

I could also give you some standard per foot or piece count prices on some of the basic things like paint, carpet, or a new water heater. 

I plan to write the contract as: $10,000.00 to be deducted from sellers proceeds for Septic tank repairs. 

Do something quickly and to a high standard, but then it will not be cheap.Do something quickly and cheaply, but it will not be of high quality.Do something with high quality and cheaply, but it will take a relatively long time.

We are also very close to the standard max threshold from a DTI ratio perspective, so I asked this same question.

It would not work as a rental to my standards.

I agree, just do a standard offer and stipulate it's subject to the existing financing.