Depends on how many days on market, how complex the rehab is, whether there's anything about the property that you can't fix with a rehab (small lot, no dining room, etc), and whether you are doing a fix and flip or buy and hold.In my area, 10%-15% seems to be pretty common, but I'm not too familiar with the Tacoma market.Keep in mind that this number (ARV minus costs minus discount) is your maximum purchase price, not your initial offer.  

That is a common happening when someone new buys an investment property.

It's just the tool that helps owners to protect their investment in a common asset. 

@Victoria Bonhomme   common reply from an unmotivated seller.. first order of bizz in RE is NEXT

Definitely a common question @Aaron Coplin for those just starting out.

In general, NY was trading for 45% of FMV (commonly documented by a BPO) lately that has pushed up to around 55%.

The requirement for a lower level of Non Owner Occupied owners in the complex is pretty common.  

It's where a group of people, usually close friends, buy a cluster of properties, and share common facilities. 

This is common and as an agent I got a lecture from several brokers I've worked for in the past.    

You did mention a few of the most common/easiest ways to find a property, but you could also start trying to track down any of the owners of these commercial properties you are seeing.