So you can change the down easily enough if you find they actually put more down.This doesn't tell the whole story but it generally answers your question.What is left out is that when going to selling, the owner ends up spending about 8% of the value of a home on real estate agent fees, & other closing costs.So, selling a home at $120,000 costs the seller about 8% or $9,600Keep in mind that 3 different appraisers will give 3 different values and they could be 15% higher or lower than the other guy.

@faith seller Thank you for that I am so sorry for responding late but I plan to invest in metro Detroit area but I am also interested in Ann Arbor and ypsilanti.

Unfortunate for them, fortunate for me.May 7th I closed at $155k and with me paying sellers closing costs it put me at $158k.

@Esther Thomas I am by NO means an expert on 1031s - I am just starting to look into them more to be knowledgeable as I talk to 'reluctant sellers due to the high tax burden of selling' - but I HAVE done a lot of research here and otherwise. 

Many people include delivering the house empty as part of their offer to the seller.

If the seller is only paying the Listing Agent 2.5% or 2% or less, this could affect the offer.If the seller is only offering buyer's agents 2.5% or 2%, even though the property may be the very best deal, many buyer agents will avoid showing them as they feel it does not pay them enough.Do any BP Investors, who are not realtors, use this strategy?  

Do not close a purchase and allow the owner stay in the housee as a renter even for a day.Don't try to save a seller in the week prior to the Tue auction!!   

If you've just been on market a short number of days, counter the $215K  Offer & $5K Closing Costs paid by Seller, with $220K And agree to pay the $5K.

I'm trying to buy a property where the seller wouldn't provide a land survey report or pay for one.

I asked if the seller would consider a cash offer, as-is, and she said yes.