Your offer is only 3% above list price so I suspect you'll be fine.Second, even if the appraisal came in low, you could walk away from the contract for other reasons like inspection objections.

House is 8 years old (low maintenance). 

The reason he asked was there's a high end, and low end appraisal depending on what you need it for.Now, if it's intra-family, and you're getting it below market, to play it safe, do the sale based on the appraised amount, and have the difference handled as a gift.

A property manager cost will depend on the area I've seen it as low as 5% in high rent areas, but the national average seems to be about 10%. 

It is herd mentality that people buy high and sell low.

The other comments are about low down payments.

When I show houses in the 250k range (very low range), we're most likely going to SeaTac.

The more victims they see, the higher the likelihood that one of the authorities would do something. 

(I think that is low but let’s run with it).

Based on the zoning I can do nearly anything I want.I am looking for a low neighborhood impact business that has a high cash flow with low entry.My thought is in buying shipping containers and packing them in tight on the lot and creating a commercial storage business.By my estimates the property could generate up to $96k a year with less than 1 year's income to reach full build out.Any one have experience with this model?