Lots of homes for sale in the low $100's.

As we've been analyzing deals in Spokane, we're routinely coming up with low and negative cash-flow analysis.

Given all the info and suspecting the owner is distressed by the expenditures, is $50k too low to offer for a 30 day closing with inspection contingency?

If we are going to extend funding with no or low cash to close, no monthly payments etc.  

Usually the basics for good curb appeal and return would be:Green grass (no weeds or big empty patches), have the trees and bushes pruned.Use low lying flowers/shrubs at front of house so there's some color and character.. but you're not blocking up the view of front of the homeKeeping things generally 'manicured' is the better way to go. 

I am now about to inebriate some money (low six figures) and want to invest in real estate. 

Have already done the analysis but I would like to bypass the agent set to list it and make a low ball offer directly to the seller.

We both liked the Morristown area for low taxes and because of the downtown.

I have definitely bought deals from both wholesalers and a one or two agents, but a lot of the "deals" in my area are in very low end neighborhoods, which I don't buy in, though many investors in my area do.  

I haven't been investing for long but rates have gone from low 3%'s to now close to low 5%'s.Will this rising interest rate environment change anything in your business and what will you do to adapt?