@Aaron Tjomsland How did you keep a straight face when you said in your video "We rank for VERY IMPORTANT keywords like: diesel motor service near me Ames IA" My wife is an SEO and she ranks #1 for: monkey balls in Louisville Kentucky.

My offer is never a low ball offer because I did the research and know the neighborhood. 

This keeps the offering party honest and not low ball any offers, as the offeree has ability to capture the same deal. 

It isn’t that difficult to write up a sellers agreement give a offer cut a  earnest check and get the ball moving .

Those are my numbers but you should have something established and then follow it like clockwork.You apparently don't know the law or have anything established so I would hire an eviction attorney immediately and get the ball rolling.

Dealing with a blank slate and zoning, excavating, architects, etc is a whole different ball game.

I had originally told her that I appreciated the offer, but would not want to offend grandma buy low balling the offer. 

If you need to hit the ground running with positive cash flow but then end up having to evict some or all of the inherited tenants for non payment or bad behavior then rehab each vacant unit before re-renting you can end up behind the 8 ball in a real hurry.I've scored some really good deals buying properties full of nightmare tenants but I've also nearly gone broke doing it when not accounting for the costs that go along with that.

How soon is too soon to make low ball offers on Zillow for sale by owner homes?

Average rent in area is closer to 1100 for 2bd)---Mortgage: 566 (6,795/yr) (80% LTV. 5.125% rate)Property Tax: 185 (2,200/yr) (Found via county records)Insurance: 83 (1,000/yr) (Another high-ball.