This makes your offer as strong as possible without putting yourself in a position to lose your earnest money. 

You lose if they make a fuss.

Then continue to use those funds to BRRRROR2. 1031 Exchange the funds and pay market value (which I think is actually overinflated because of the supply shortage) essentially overpaying 50-60K on $700k worth of assets.In my mind, I'm thinking it's better to be cash heavy right now for when defaults come and continue to BRRRR and get the lost taxes back through wholesales/flips bought with the cash rather than overpay and lose the same amount on overinflated prices. 

I require a $200 deposit so that I can at the minimum get that amount and the guest knows they may lose it.And yes, they can remove some negative reviews I have been told - but again, you have to really work hard to get them to do it.

Unless you're buying it and losing money, this should be ok.  

Roof/hvac ageWeather conditions/damage/snow removal/landscaping/salt waterSiding/roof materials (cedar vs stucco, asphalt or rolled versus tile.)Landlord/tenant friendly state  And, as you pointed out, property price. you want to lose money?

Those with leverage and without section 8 tenants or conscientious tenants are losing their shirts.

In fact, you are well ahead of most people out there.You can look at hard money lenders who focus more on vetting the deal with less emphasis on your credit.

Then your 'appraisal' is worthless.The appraisers job is to make sure the bank won't lose money on the deal.

If it comes down to it, would you rather lose the whole deal or maybe find a mentor and learn to do it right next time?