It May be a deal breaker for me. 

So the owner may offer some form of compensation for part of the expense of the repair.You need to evaluate for yourself if this purchase warrants the risk of losing the earnest money if an issue is found during the inspection period.Good luck

What works for me is; it is always 2 letters lower than how the seller describes the property.

If not, I was thinking of forming a meeting up at a local brewery or coffee shop.

I want to know how I should submit my offer and if I should use a hand written offer or do I need to send them a form saying my offer. what happens if they agree to the offer ?

@Alina TrigubThose are great questions for me to ask.

I am getting myself more and more confused with each thing I read regarding which business entity is best for me.

At the end of the year they (IRA custodian) will issue form 1099-R reporting distribution as taxable income to you, which you would have to enter on your tax return and pay tax on.

I knew nothing about the basics of real estate and after confiding in my dad that this is what I wanted to do he pointed me to Bigger Pockets, which I then learned by all the educational tools that not only can I do what I know I would love and enjoy doing but that it will give me a life I'd want for myself and my family that no other job could do for me. 

I don't know if I'm just over estimating repair costs or if I'm just missing something.As a realtor, I know my ARV is spot on that's the easy part for me.