for example say they want 40k and I want 5k.when I shop it around am I telling potential buyers were asking for 45k?

The seller lives about an hour and a half away from his properties and we met at a local coffee shop to go over the contract and sign.

Usually you can borrow 80% value being owner occupied, shop around some banks go up higher, there are many factors involved including how long you have lived there, debt to income, credit, etc.

Chris is right, shop around. 

Amenities means public transportation availability, parks, school reputation, and shopping centers could get you more rent and sales price.Another thing that could effect rent and sells price is the neighberhood it's in.  

Hi Jack,I am a local Realtor here in Boise.I have lots experience in Real Estate Investing and flips.So if you would like to get together for coffee  please feel free to contact me at  (208)629-9975.

Perhaps meet with them for coffee or lunch to learn about their individual strategies, specifics of what they are looking for, and build up a general rapport with them.As @Matt Lefebvre said, you have to add something of value above and beyond what others are doing for them.  

Obviously need to shop around if that's normal at other multi-family's in the broader area since there aren't a ton of comps in this specific community.

If they are already established investors, buy them lunch or coffee in the next few days so that you can start to build some mentors into your life.

You are literally minutes away from an A neighborhood and great shopping as well as all major community roads.