Do you accept lower cap rates to be more 'certain' about long-term resale value? 

Awesome....This sounds like more lowering the standards so more of the not quite so capable can be part of the club...

When the property went off the market a month or two later I found out who owned it, eventually got in contact with the owner and bought it without us using agents (no 6% = a great bargaining chip for a lower sale price). 

Specify amortization time frame, so if you amortize it over a longer period of time, the payment is smallerthe last one we did (2 years ago), I think it was 20% down, 4% interest amortized over 30 years. 

They just have a lower bar.

IMO the lower quotes aren’t always for inferior work and in fact are sometimes very good, small owner operator types like that if they work quickly and efficiently can get things done for cheaper, and having a general handyman that is good is invaluable. 

I am thinking about either asking the seller to repair the big issues first, lowering the purchase price, ask for a credit at closing, or a combination of those.

I'd imagine this is way lower maintenance than my other 2 duplex in the area that are 90 and 120 years old.

Usually a little lower for your primary residence.

Then again the only comp I could find for this went for less than this place.I'm on the fence with this place...If I could get a 50K price reduction from inspection, I'd be more likely to go for it, but as it is, it seems like lower end tenants with attitude, no cash flow, and a lot of risk.