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

I came across this article from Kellogg Insight showing how online sports betting is eating into people’s savings.

Hey everyone,I have a question for those who’ve been through the BRRRR process or have experience refinancing properties held under an LLC.Let’s say someone buys a property under a single-member LLC with the initial intent to fix and flip.

For Commercial lenders, your best bet will be LOCAL banks who can possibly walk the property with their lending team.

That could mean you will sit on that property without much appreciation for 3-5 years in some cases not even enough to get out your initial capital.There is a "Ton of Ugly Inventory" out there to buy cash flow but also offers a good ARV in a short period of time with little rehab/renovations.

We dropped to my initial suggested price and phone rang off the hook and we got it leased to what I hope will be a great long term tenant.   

I am eager to start but can't get around the glaring issue of not having initial capital so I was wondering if there are any methods you guys would use to raise capital if you were in my shoes or is it just time to put my head down and put in long hours? 

Best bet would be an equity partner

Initially we were planning to set it up as a simple equity split, but he has some concerns on how to structure the agreement to make sure he gets his initial investment back.

You are betting on appreciation and equity payments (which aren't even being made fully by the tenants).