If you don't have buyers lined up and you are negotiating a price with the seller, if you aren't embarrassed by the price you are trying to get the seller to commit to, you are offering to much.

They have my  best interest at heart, but they aren't constructive about it. 

Replacing carpet in a bedroom is $400 at most and aren't typical deductibles $500 or more for renters insurance?

If they (borrower or junior lien holder) didn't have the funds to buy at sale, they aren't typically going to have the funds or the will to buy within six months.

-Realistically you would be best of getting deals direct from seller if you aren't already.

BP is a helluva a lot cheaper than any guru and most of the gurus who have something worthwhile and aren't complete fluff (ie.

Even on institutionally held deals, the CAP rates aren't necessarily transferable (i.e. a large REIT might be able to drive down the cost of insurance considerably bc they are insuring multiple properties across multiple states and get lower costs on portfolios).  

You aren't factoring in property management which would be another $260.  

So Appraisers look at that and, if they aren't living in the neighborhood and informed of the trend, they default to something in the middle. 

To fully disclose no interest deals they would almost need to be CPA's and they aren't close I'm sure (but you may have some as students).A seller or a buyer has no control over imputed rates by the IRS, they determine  the  rate.