Come at it from a service perspective. 

My advice is focus on the seller's perspective and what you can say that may appeal to them.

But here is the first and third paragraph to put it in perspective. 

I recommend starting off by thanking him for meeting with you, that you appreciate the process that you both went through on the property, and that you wanted to learn more about the negotiations first hand from his perspective. 

Not to mention the power lines are nowhere near any of the trees, just the perspective of the photo. 

@Alan M.One perspective is one of time and opportunity cost.

I asked my agent and he sent me some "best we can do" COMPS but they were not very helpful because they all had so many different attributes compared to the property in question.Additionally, from a commercial perspective, I've run some of the KPI's (CAP, GRM, & COC) and things look good.... but I keep reading that you can't use these for small multi and that I should stick with COMPS. 

I would like to make an offer at $725k 55k NOI 7.5 capIs there anyone who could give me an outside perspective on how I could better negotiate and close this deal? 

However, estimating water usage is probably best from my perspective. 

I want to know specifically any insight anyone might have that would give me some clarity of perspective on what I can do to start acquiring property and becoming better at deal evaluating