WHAT TO OFFER?
Boy, now this is an area where a crystal ball could make a guy a fortune. Not having access to a dependable, accurate crystal ball, one needs to rely on the advice and experience of their REALTOR®. When buying, if possible, you should use the service of an Accredited Buyer's Agent.
Many factors come into play in the initial offer. Some say always offer 10% less. Unfortunately, this route could end you up in second place on that competitively priced "perfect" home for your needs. And, second place is no fun.
Things to consider are:
The best advice I would give in what to offer the Seller is "get good advice and listen to it!" Too low of an initial offer could insult the Seller. Too high, and you may be leaving money on the table. This is when you could benefit from the experience of a professional REALTOR®.