@Juan De La Garza It wouldn’t surprise me at how crazy the market is, but no, you should be able to fill out an NDA and get financials, THEN you can decide if you want to submit an LOI or offer

How can I get the most accurate rehab cost before making an offer?

I subtract that from my offer and run my numbers as:Rent (estimates from the MLS on closed rentals in the last 3-6 months; we have access).Insurance (we go to an independent broker; who happens to work for my company, so we bid everything out to dozens of insurance companies for some estimates)Taxes (we challenge them after a year of owning)Water/common chargesWe do not add PM fees as we manage all of our properties ourselves. 

By the end of today you will have an inbox full of "gurus" offering you courses and mentorship on how you can build a multi-million dollar real estate portfolio without using any of your own money!

Real estate offers by far greater returns, but is also by orders of magnitude more work.

I'd plan to offer him a cash offer of $900k, or $100k cash down and he take back a note for $1.3k.   

Made this offer a few times over course of 6 months and gave up on it and the seller came back with favorable contract.

The issue with the stats was that a lot of times an all-cash offer was considered a sale to a foreign investor so the stats were not great.

We are already seeing the market in Tahoe and Reno, NV picking up with multiple offers and short time on the market.  

And some cool houses have the permits.The rentals in Hurricane that do well can sleep A LOT of people and they offer something unique, something different.