No contingencies or inspection periods, and offers are always done in cash. 

Most are stuck to Fannie Mae guidelines only offering 75/25 LTV however some may offer more. 

Likewise, look into some of the properties listed on Airbnb in your area that offer 30+ day stays to see how far out their calendars are booked.

Consider Offering Incentives: If the tenants are unable to pay the full amount of rent owed, consider whether offering them a financial incentive to vacate the property voluntarily could be a viable option.

People will leverage your knowledge, experience, money, market research, or handy man skills and offer something in return. 

What can you offer in return?

I offered them 3,000 and kind of regret it now.  

Alternatively, many owners are currently motivated and might offer competitive financing.These would not be value add properties, which do notwant, but those in good maintainable shape.

thats the opposite of what we offer and I am one sided I'd take hat deal in a heartbeat. get an attorney. 

We don't use CAP Rates to determine our offer.