A buyers market means that there is more supply and demand so buyers can get the best deals at this time.Sellers market means that its the perfect opportunity for sellers to sell their home.

Any tips on negotiating with a seller who has their home listed far too high? 

I've discovered that:They only work with industrial and/or retail (and seem curious/surprised why I'm investigating apartments)They are the listing agents for properties in the area (it is a sellers market where I live).Being a first time investor, I'd like to have a trusted professional in my corner; using a listing agent (at least to me) represents a conflict of interest.Should I be cold calling firms outside of my immediate locale, such as major cities nearby (or national)? 

There is a lot of property on the market and not a lot of demand.

Since I've already made an offer on the home, do I need to buy the home first and then change the zoning or is this something I ask the seller to do?

My seller needs the property gone by Friday and I need to figure out why I cant find buyers!

It has great bones - the seller owned the house for 47 years and took good care of it.

When dealing with a seller you will need to obtain:-Current Rent Roll-2-3 years of Profit and Loss StatementsThese are the two most basic elements in beginning to "pre underwrite" a loan for multifamily. 

This scenario features a normal FHA loan, but there may also be an opportunity for the seller to hold the mortgage.

My understanding is that the agent holding the listing agreement with the seller would be the one responsible for, among other duties, hosting the Open House.