If the market is super hot and you want below market in pricing then you would need to find a property off market.A newer agent and a newer buyer can be a dangerous combo as they are both trying to make things work without the experience to know how to properly analyze something.I disagree with people that say a broker/agent should constantly low ball ridiculous offers on their behalf looking for the one desperate seller to sell at a crazy price.

Usually these items are negotiated in the purchase agreement, but the Murphy bed situation isn't so cut and dry.

Do a few walk-throughs with a GC until you get an idea of what repairs are going to run you for certain items.  

The website allows you to research some items free and some they will charge for individual data or printing and the fees are small.

Guessing without any experience to back it up is a dangerous thing to do.

one thing to remember is your not going to be living in the house,, so it would no longer qualify for tax purposes as homestead so you property tax base will more than likely increase so this is another item to consider as a cost if you keep the house as a rental. 

Over  a hold period as the asset gets older the operating costs usually start going up more.A seller owning a brand new built asset years 1 to 10 and claiming XX costs might be true but you owning for the next years 11 to 20 etc. the cost profile of the property will be way different as many items will reach the end of their life expectancy and need replacement or multiple repairs to keep functioning optimally.Even on larger multifamily 50% is common for total expenses and if landlord pays utility it can even be more like 60% operating costs.

One of though items to consider forming some type of corporation or a LLC.

A contractor just needs to check off a list of updates, they don't need to worry about the life span of those updates or how likely different items are to need frequent repair or maintenance.

Most plans have a provision that if you want to pay it in full, you have one chance by either sending in a certified check for the funds or by ACH transfer from your checking account.The danger with this strategy is if you separate from your employer (quit, get laid off, etc.) then the loan must be paid within a given period of time (30 days) otherwise the outstanding balance of the loan will be considered a distribution and you will be taxed on the outstanding loan balance and you will have to pay the 10% early withdrawal penalty if it applies.