Instead of discussing the good & bad  with the seller, they instead may just put a strong emphasis on the negative in hopes the offer is rejected.A better question may be, how could one structure such an offer so that the agent is likely to go in with a positive attitude (despite the offer being for the seller) .Any and all suggestions are appreciated!

The time it did work easily was when the customers uncle was the GC and he was able to get work done inexpensively enough to justify the ARV appraisal (these are pretty hit or miss, emphasis on the miss) and to file all the paperwork correctly and on time.

The emphasis here is on personal relationship and clear, documented communication.

As an experienced landlord of many years, "she can afford $900" for a house that should rent for $2500 to $3k (1%) is a huge (can I say it with bigger emphasis) HUGE red flag.  

You need to post: LOCATION type, subject unit type, price, mortgage rate you expect, down payment, is there a tenant or is tenant paying, what are market rents, what does your fire hazard insurance agent say is annual cost, what is area/location (repeated for emphasis) what repairs are needed

A lot of people do it.Big emphasis on the PROBABLY.

Big emphasis will be placed on your experience and the numbers on the deal.

More of an emphasis will be placed on your credit score and the property.

@Jesse Stein, I like @Bill Brandts emphasis on a return of 12K on an investment of $106. 

-Currently an 8.5 Cap -My projected rent increases will take it to a 13 Cap (emphasis on projections of course)I am currently in the process of gathering insurance quotes and talking to lender and1.