I honestly suspect your offer has little chance of success but at the end of the day you never know until you ask and it never hurts to ask.

If the seller is carrying back financing, typically that kills any chance of negotiating a lower price.

Let's talk when you get a chance.

If this were an AZ deal, I would recommend estimating 3% for closing costs. 

It's mostly just using Google Earth to estimate the square footage of the competition in the area and then finding out what the population is in the 1, 3, and 5 mile radius markets.

You can file for an extension if you do not owe taxes...or you can overpay an estimate so lower chance of a penalty...and there is no penalty, giving you til oct.

I have read J Scott's book on estimating Rehab costs, but being in California, the numbers will probably be way above what he states.Personally I have done some light electrical, plumbing, and remodeled a bathroom, so I have some construction knowledge.  

So if you are buying to hold and rent from somebody that was claiming house as a residence there is a good chance the taxes will double for you the following year. 

I plan to call a contractor out to give me an estimate to rehab the house.My question is how much should I offer the bank.

Though to be realistic, in a market where investors are in a feeding frenzy over the deal types I'm looking for, what are the chances someone will actually agree to sign a contingency?