thats the opposite of what we offer and I am one sided I'd take hat deal in a heartbeat. get an attorney. 

We don't use CAP Rates to determine our offer. 

What can you offer in return?

You can try to offer less, but likely will get beat out by an owner-occupant that will think this is a great deal.This is probably a Class A property, which typically don't cashflow for the first 3-5 years - until rent appreciation exceeds the payments.If you want cashflow, you'll have to find a great Class A deal or start looking at Class B & C properties.

Although themed houses aren’t massively popular locally (or maybe we haven’t gotten there yet), data suggests that unique properties that offer something special or that are a different type of construction seem to becoming increasingly popular.Are you noticing the same thing?

No sells pitching or offering services.

im purchasing a co-op that needs rehab.. im purchasing the property with a cash offer..

Both figures offered are usually higher than they are currently paying.

Can one place an offer contingent on the seller selling the property vacant? 

The seller listed the property this past Monday and will stop taking offers on Saturday.