All Forum Posts by: Danny Rapczak

To address the main issue, this sounds like a retail seller who wants a fast, cash, full price offer. Which is a non starter. One of the three has to be sacrificed. Otherwise you arent actually getting a deal which means buyers arent going to be willing to buy it because, well, its not a deal. 

But if you do get it under contract at a discount, depending on the fee you might consider doing a double close to keep the peace with both the buyer and the seller. If your fee is reasonable, depending on what you tell the seller you can either request a bind HUD so the seller doesnt see your fee or you can explain to the seller that you do the heavy lifting and leverage your relationships with buyers who will ultimately close on the deal. The buyer is responsible for your compensation and it doesnt cost the seller anything. It all depends on how you frame the conversation. But a blind HUD will prevent any hard feelings at closing.

 The safest way is to double-close staying legal. If you wanted to assign the deal, you would need to convince the buyer that there is a lot of meat on the bone to make a profit or that the location is spectacular and that its hard to come by deals as such as these. 

 None of the buyers business what you ,make, NEVER look in someone else's pocket. If you are happy with the numbers, then close. 

The only way to be transparent is to BE TRANSPARENT!  Let him know ahead of time that you’re working with a partner or buyer who is an investor. They buy quick and then keep as a rental or flip the property, meanwhile you will collect your fee and paid by the buyer, NOT the seller.

I’m a for profit business but Mr. Seller, if we agree on a price that solves your problem and your need, isn’t it fair that I too make a profit for solving your problem and working hard to find a buyer to get you to the closing table?

ofcourse the buyer will agree as long as they get the price you guys agreed on.  Then just assign your contract. Otherwise you can still double close and keep your spread with no stress now that you were transparent with your process.

Assign the cost to the buyer. They will pay at closing.

 If I may be so bold: You are trying to find out if you can save some money by having the Seller give a title search to the end buyer rather than to you, or, if you are taking without a title search from the Seller, you can avoid getting a title search for your (putative) lender and have only one policy going to the ultimate buyer.

Unfortunately, you never get the ultimate buyer all the way to closing without showing him that you can deliver good title, so no, you cannot get away without having a title policy. If you are thinking of redefining your role as that of a finder, getting a finder's fee, that might work, but in that case you're not signing any purchase contracts