If you're going direct to the seller I have found the more you can outline and explain objectively how you've arrived at your offer can usually make that number more palatable.

This is not the first step, this is after you've built a rapport and they've expressed an interest in selling.One is an all cash offer that I could actually afford with bank financing and still meet my investing objectives of 10% cash on cash return and $250 per door.

One highly effective approach to achieving these objectives is by engaging the services of an experienced property manager.

If you plan on cash flow as your objective:  How much are you planning on putting down and what interest rate can you get??????????????

Every meeting should have a goal and objective, with follow-up actions tracked in a task manager, like Asana.

@Rafal Soltysek, Fix and Flip almost always makes sense, it really depends more on your market and your own personal objectives.

The main objective right now is for my wife to graduate since she has less than a year left.

This approach will significantly increase your chances of securing the necessary financing for the refinance, thereby maximizing your potential returns and minimizing risks.While the market can experience fluctuations, staying updated on current trends and regularly consulting with local real estate experts will provide you with valuable insights and potential opportunities that align with your investment objectives.

On there experience and their primary objectives in seeking property and manageing services?

In my opinion, this should be an objective and subjective decision, after they pass the basic criteria--- do you like the people, do they have good references-- job stability is the most important if you ask me, stuff like this requires your attention, and it's worth the time!