I have two main questions: 1) How much under the asking price should I offer?

During inspection noticed cracks in the driveways and after further investigating found roots causing the cracks and were going into foundation..My main concern was roots damaging pipes before having that issue I had tree removed.Honestly I have no idea how big are Cherry Trees and how are the roots.

I've since bought a fourth and really like the business, mainly because I haven't had any negative cash flow property yet and they all start to have positive cash flow within two years. 

One unknown (example bad sewer main) can throw this into retail or above category. 

I agree that holding on is the smartest choice.

It's typically a smoother deal.When I represent buyer clients I'm 100% trying to get those clients the best possible deal and mainly trying to keep them from making both small and large mistakes.

But, only because you chose to use a Refinance loan amount that is 50% LTV.The main problem is the purchase price is to high for the ARV and Rehab estimate given.  

The main problem in Pittsburgh is that we have very few 1 level houses without 15+ steps up a hill that would actually be suited for the projects, mostly because the properties that would be well suited are too expensive to merit the rehab expense (unfortunate that our population is old and our housing isn't suited for them). 

Lastly, for this post, I am keenly interested in creating my web presence quickly with an eye on SEO and content as a main lead generator as we are driving for dollars and scraping data from tax delinquency and probate lists.

Mainly doing SEO, but also testing the waters with Facebook ads and google AdWords.