What can you offer in return?

People will leverage your knowledge, experience, money, market research, or handy man skills and offer something in return. 

Alternatively, many owners are currently motivated and might offer competitive financing.These would not be value add properties, which do notwant, but those in good maintainable shape.

I offered them 3,000 and kind of regret it now.  

You could offer seller financing on the properties to a buyer.

She was only at the meeting because she was offering an exclusive business opportunity with unlimited potential, and asked if she could buy breakfast and explain the “opportunity”.

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.