Can someone show me how to work up an initial offer to present them? 

It's not smart to use an escalation when making an initial offer since the seller could simply counter offer back at the cap amount knowing what the buyer will pay.

There are three groups of costs:Broker fees and commission splitMLS / National Association of Realtor fees - this is the one no one ever thinks about and is generally the highest initial cost (google your local MLS and check out their initial sign on fees and monthly costs or just give them a call)Lead Generation - should you choose to spend money on it2.

My advice would be to save that cash as much as possible and house hack with the FHA loan and find a community college that you can possibly attend for as cheap as possible to pursue the initial coursework to make sure it's what you want to do. 

Or is this part of the private money lender deal you mentioned in your initial post?

It is our 10-year goal to have a functioning hospitality and beverage focused project in the Glenwood Springs area of the mountains, this project requires significant cash-flow and capital to get started (and not bankrupt us along the way).Our current interests lie with purchasing an initial single-family unit to live in and work out of, with the hopes of getting into short-term rentals in the surrounding ski towns.

My desired initial farm area is The Bronx (average prices range from $400k~$850k).  

. - I initially offered 3 months free rent to help get a business off the ground.- They came back at me with 6 months free, no rent increase until 2022, AND I need to replace the windows, submeter water, replace some decking, do landscaping.- I am just about to come back at them with no free rent, but I'll pay for their build out up to the value of 5 months of rent, plus windows/meters/ramp.Now I'm realizing that that whole package is a ton of money, and I won't make any money for over a year.

@Angel CraigYou've got the correct initial strategy - the most cost-effective approach would be to secure a low down-payment loan (e.g.

Would you do it at the point of initiation - when you first purchase property- or the money you have in( if you do have money in) once you refinance?