Have you had a chance to speak with some long term owners within the community?

Contractors, Property Managers, Financial providers, Insurance providers, Real Estate Brokers and list goes on and on, you get my point.I know it is very easy to want to find a deal and purchase something quickly, I see it happen over and over again, people coming from out of state or even people coming from the Tampa, Orlando and Miami areas who start looking in the area, and find deals which "SEEM" like a good deal simply because $140k price tag is low compared to the persons market, and they make the purchase, they end up with a property with barely any equity, and they end up renting it out at a loss, example below:The below is fictional examples and estimates, always do your due diligence before investingPurchase price: $140,000.00Rehab: $15,000.00Closing costs: $4,000.00Holding Costs: $3,000.00Total Purchase price: $162,000.001% of purchase cost: $1620.00 mo.

Ultimately though, a CAP rate is only an indicator  of risk and the chance that the cash flow will remain and continue as scheduled.

There's always a chance if you rent it out early and being charged with mortgage fraud, albeit a minute chance.

You also said that the ARV = $160,300.So you're asking what we'd do if being offered the chance to overpay $19,135 - $69,425?

Bare with me as I find an appropriate picture for my profile as I know it helps!

If there is another 1.75% in box A of your loan estimate chances are it is a lender fee. 

And I highly recommend to visit your market if you get a chance.

That means that if I'm burning up my limited time with an investor who wants to lowball offers that have a 1 in 500 chance of success, I've lost that time that I could have spent with clients who will actually buy or sell real estate.You might find a desperate rookie or semi-retired part-timer who will be happy for the "opportunity", but you're not going to get a good, professional Realtor.

You might get lucky and show them 'the one' they decide to offer on on day one and close 30-40 days later, but that's probably a 1 in 10,000 chance.