I do not have a magic pill for that post, but I would say it comes down to your comfort level or confidence in making something happen.  

Remind the agent of the DOM and last price reduction AND the current comps. 

As of the date of certification, the veteran must either (1) personally live in the property as his or her home, or (2) intend, upon completion of the loan and acquisition of the dwelling, to personally move into the property and use it as his or her home within 60 days after the loan closing (reasonable).The above requirement applies to all types of VA guaranteed loans except Interest Rate Reduction Refinancing Loans (IRRRLs).

One thing I do is to only purchase properties that I can immediately add 20% to its current value through raising of rents, reduction of expenses or repurposing.My current cash reserves are in stocks that perform on average 8% while my HELOC's interest is only 4.75%.

Those of us tried and true Realtors who stand the test of time, through market and economy waves, commission reduction trends, and clients who betray....well, these people deserve your respect. 

Either ask for a significant reduction in purchase price or as for ALL seller assist during closing.

Online calc estimates make me think after refinance my monthly PITI would drop from 1150 to a bit over 1000 with the PMI removal and interest rate reduction. 

Yes, I will start with a price reduction, but Realtor is pretty sure they won't take it, but at least it will be in their court to say "no".

Most fire start in the units, so hallway sprinklers won't do much and I believe insurance companies would offer minimal reduction on that.

Get a couple deals with them under your belt before asking for an interest reduction.