Hi, I am looking for a smaller architect firm in the Richmond, CA area.

Ideal situation would be a 3/2 (or a 2/2 with a separate office since I work from home), small yard, decent neighborhood, washer and dryer in-house/unit in a neighborhood where you're hard-pressed to find bars on the windows and front door. 

So, anything that can cashflow $200-$300/mo. in decent neighborhoods.

In order to know if the property you are considering is a good deal, you will need to know the neighborhood, the comps, the amount of repairs needed and their costs, the amount you can rent it for, the financing you have available, etc.

The owner is firm on the price of $18,500.  

I'm looking at a property here in Florida zip (33830), it's 3/1, 1157 sqft , in quiet neighborhood.

It depends on the city and if the neighborhoods are improving.

Starting out I only knew enough about bookkeeping and QBO to be dangerous, so I enlisted a CPA firm run by Veronica Wasek (https://www.quickbooksonlineexpert.com/) who is rated as a top QuickBook advisor.

What I can recommend is taking some floor plans and product from nearby neighborhoods or houses you like and backing out the estimate from that.  

Show friendliness so that you're approachable, but stand firm by the laws and the lease.Sometimes, the threat is empty and they won't follow through.