So How should I come up with an offer that is within 90% appraisal value given the unknowns.

We submitted an offer on a triplex last night and while our Real Estate Agent has an Attorney they typically use, we would feel better about a referred Attorney here on BP and with a good reputation rather taking a chance on an unknown attorney for our first investment property.We're also looking for referrals for good, local licensed contractors to have the home inspection done. 

I’m super excited to start my unknown journey into the world of real estate, but I need guidance and experience. 

The fear of the unknown and fear of losing a lot of money can be debilitating so I have to get past that thus I am looking for a simple launching deal.

Fear of the unknown, but the good news is: the more action you take, the more you learn to manage your fear.  

The unknown is whether or not demand for the asset class in conjunction with the macro trends mentioned above will continue to support a favorable spread between cap rates and financing costs.

The property is owned by Bank of America and has a fixer upper home in the front with a mobile home in the back of the property that has been rented for an unknown amount of time.

Other things to consider: having a team ready to start the rehab after you purchase, having a rehab budget that leaves room for the inevitable surprise, due diligence on the property—what is the ARV, what is your exit strategy, what can you pay for the property taking into account unknown rehab costs.

That % is to cover known overhead expenses, admin fees, etc.Anything unknown like inspections, lock changes, etc., my guess is they have a handyman subcontracted to perform who charges the PM company who then if you lucky passes cost to you, or likely marks up 10-25%.

Is this related to your thread a few months back re: a deceased seller and unknown heirs except the sister?