They key is to get the awesomeness agents think they are internally to match with the reality how  people actually see you.When those 2 things match up is when the magic happens.   

I believe San Francisco is one of the cheapest international cities in the world. * Uber, Airbnb, Pinterest, Dropbox will all go public in the next 3-5 years, creating a tidal wave of billions of liquidity into the ecosystem looking to buy real estate.I'd love to get everybody's thoughts!

If someone is looking for an intern or want to pay it forward by bestowing to another eager investor the knowledge they were given, please feel free to reach out to me.

Hello Jack, It looks you are an international buyer planning to invest in Houston. 

The seller's agent negotiated the 8% to offer good cap rates to her international buyers and volume to the managment co.

Although, there are ways to go about doing updates to internals with tenant in however that would have to be worked out with tenant, as it would impose on them.Cash payments: had recently gone thru similar situation with a 6 plex.

@Antone JAmes What you are running into is an internal overlay. 

But I have accepted deals with their initial counter because it gave me a spread.For example, the bank stated they would do an internal BPO if I countered, and to be honest I thought the internal BPO would come in higher than the external.

Personally, I go a step further myself looking at the old mager's internal rate of return considering what managerial contributions will be needed as well.

I rely on cash flow projections and internal rate of return for my buy and hold decisions.