Zillow on the other hand, seems to appraise about 10 - 15% too low. 

3 BR/1 bath asking $170k.Taxes are $9,062 (although I saw at least one other figure on a different website, I went with the highest)Here are my assumptions:closing costs - $4,000rehab/initial improvements - $5,000 (this is a blind guess because there are no pictures of the inside available, but let's not focus on this number right now...)Rent - $2,000vacancy - 8% ($160/month)property management - 8% (the calculator I used (downloaded from BP) uses net rental income for this, so it's about $147.16/month)maintenance - $1,000/yearcapex - $160/monthinsurance - $1,000/yearwith a 25% down payment and 4.5% thirty year financing for the balance, I net a whopping -.82%.  

Often a high cash flowing portfolio doesn't appreciate well (cheap properties in low appreciation areas).

But I'm also wondering if it makes it easier for the seller to say no to our offer, especially since we are making low offers.

High quality tenants vs low quality tenants and how much you value your time or how much you dislike dealing with the tenants are big factors in when you decide to hire a property manager.

If they have not done many the odds of success are low as they will likely make critical mistakes during the process.

Does anyone local have a rough price per sqft to assume for average construction with low end finishes?

When it comes to maintenance, do you give the tenant buyer full responsibility, or a percentage, or just the minor things? 

There are a lot of people jammed into this house and that basically keeps my rent very low.

Comparable properties range between $260K - $280K.Why I want to buy:Save on rent as the mortgage will be cheaperFix the house and flip it while living in, holding it for 1-2 years for appreciationI would like to offer a low price on the property (reduce 25K+ off retail) since I plan to buy it as is, and upgrade everything in it since everything is from original 1990's construction.