Wholetailing Deal - Advice?

[Thomas Fortune]

I've always been a full-rehab guy, never done a wholetail deal..but this came across my desk over the past few days:

Purchase price: $98,500

Retail value (in as-is condition): $125,000

ARV with medium rehab (base finishes): $140,000

I'm thinking I'll close, do about $1k in basic make ready repairs and put back on the market targeting the $125K price point and call it a day.  

With this strategy, I see no way around paying realtor fees and potentially some closing costs (this neighborhood is heavy towards first time buyers). Is that typical for those who do a lot of wholetailing? Am I missing something?

[Thomas Fortune]

@Dom Allen @Brian Huber - Hey Guys, sorry for the delayed response. Unfortunately this seller backed out at the last minute, so the deal never went through. 

For what it's worth - I put a great deal of thought into this, and here's my conclusion on wholetailing (for me and my market): If I want fast turnaround..

There's no way around paying 3% to a buyers agent. 

Yes, i could flat fee list it, but having done a separate deal recently in which things went sideways prior to closing, i'm reminded of how important it is to have a great agent on your side (and how important it is to pay your agent appropriately). I have a solid agent that I pay 2% on the sell side.

There's also no way around paying buyer closing costs - in my market, and for this particular house, paying $3k-$5k in buyer assistance is something I've got to do. 

So at the end of the day, i still need to budget for roughly 10% of the sales price in closing costs regardless of it's a retail flip or wholetail deal. These are simply the costs of doing business, and need to be budgeted in for this type of strategy. 

hope that helps!!