I say of course, start writing the offer while i go look at it, but I will bet it is in multiple offers already.

Items 4 and 7 are your best bet for an adjustment.

I know other family members who work a regular JOB.Their mindset is put money in savings in case of a medical illness or rainy day fund.Take 1 or 2 trips a year with vacation and that's all they aspire to be.They look at me and what I do and think "I am lucky" or "I have it good" that I have my own business.They think I sit at home in my office all day and do nothing.They do not realize I am putting in way more hours than they could imagine.I am sacrificing now so that down the road as I get older (36 now) I can take it more easy.Meanwhile many of these (savers) will be working as a greeter at Wal-mart at age 70 and complaining about social security not being enough.I am not going to be one of those statistics.A family member that is 68 has their house paid off,car paid off,and with social security still lives hand to mouth.I try to explain they need to grow that money to stay solvent but FEAR is what grips them from making a move.Whatever everyone believes we know we are born and in a certain amount of time we die.Where we go after that is up to each person to decide.So you do not have time to let FEAR keep you from making rational decisions and not living life.There is risk in everything.Successful people taker calculated risks and on average win more times than they lose.I guess I would be 4 and 5 since I have my own money but also buy property using owner financed deals.

I can almost bet that your low-ball offer is nowhere where it would need to be in order for this person to just walk away.

And, if you're betting that inflation will eventually kick in at some point and rents will go higher, nothing will do better for appreciation than multi family.

You can find a concrete calculator at concrete network dot com.

There are so many components that go into these calculations that the "devil is always in the detail".

That says that over the long term and for a number of properties, expenses (you've listed some of those), vacancy (not included in your calculations) and capital (also not included) will eat up 50% of the scheduled rents.

But if its commercial, all bets are off.

I'd bet the "They bought the call option that is now worthless" and "Too freaking bad" approaches taken by investors engaging in deals like this is why that law exists.I'd bet if you said to these buyers "you bought a call option that's now worthless" that they would look at you with the deer in the headlights look.Having said all of that you likely shouldn't have sold them an option to start with because the investment is not suitable for unsophisticated buyers.