Doug, great question, most people overestimate “big renovations” and underestimate the subtle things that make a buyer emotionally commit.Here are the finishing touches that consistently move my flips faster and for stronger offers:1.

So my question is where's that line between a genuine initial offer and an insulting lowball offer? 

Because the dirty little secret is that people look at a furnished place online, see the "Staged" rooms or AI furniture and artwork and fall in love with what they see.

We've submitted our offer to the bank much lower than their ask.

They would have $14k * 8 years, $112k more money than you’re offering with ZERO risk.

I’m not entirely sure my sellers agent actually presented the offer from the wording in his response to me.

On my recent listings if we get an offer with a lender letter from either one of these companies, I recommend that we counter the offer with a requirement that the buyer switches to a lender we can trust to get the deal to the finish line.

Any examples of how you worded this in your own offers or leases would really help.

@Diana Palavra just about any new business will have startup costs.Your's should include learning about local pricing.So, suggest you offer to pay 3-5 contractors to walk a property with you (take VIDEOS!) 

I work with newer investors who want quick, clear deal guidance so they can move with more confidence.I offer short calls where I walk through numbers, point out risks, and give a simple breakdown of what the deal actually looks like.