Your neighbor who is clueless and is levered up to his eyes.

If it's super hot and similar properties are selling at 5% over asking price, I'd make my offer based on that.If it's a slower market and a full price offer seems fair, I'd go with that - presuming that in either case the numbers work.I would not try to negotiate the price downward based on things that are obvious to the naked eye, but only on those things that were not.In general, I recommend that my clients negotiate a price reduction rather than asking the seller to do repairs. 

When all three are in agreement, there isn't much risk and not much value that my eyes would have added.My actual profits came in almost exactly at forecast. 

I've been doing some research and found out about Student housing and it really caught my eye.

Probably the best strategy in this line would be to buy a condo in a nice community and get active on the board and then keep an eye out for sellers and pick up more units one at a time...off market deals.

As a final point I would say that a creative eye is a useful tool but it isn't something you should hang a hat on.

I just got to see the property with my own eyes for the first time on Sunday and due to the pipe that burst, flooring was taken out down to the subfloor. 

Not your original move-in date.While I'm side-eye to her about not fixing things that I assume she should be fixing, to be fair, you are not faultless in this either. 

The only time I might wait until the morning is because if I have to do more analysis and want to do it with fresh eyes.  

I would just tell the PM, "That is why I hired you, to be feet and eyes on the ground.