Should be good and very popular with buyers once we get to the Spring market.

Take for example, while representing buyers in single family transactions, during the negotiation, I ALWAYS ask the sellers to credit the buyer(s) up to 3% of the asking price toward the buyers costs.

I know I just ratified a transaction where I was selling a new build ( not yet built) and the broker representing the buyer had a very high buyers broker agreement that simply does not work for builders and what we have to do to manage the process.

Jonathan, just to clarify the process: After I get seller under contract t, I then find the end buyer, and the second contract is between the agent and the end buyer.

Our group works with a lot of investor buyers in both locations you mentioned.  

I am extremely outpriced in my market, and I am a first time home buyer.

The sun is usually shining every day and buyers are actively looking in the months of January and February unlike some markets where they wait until the spring.

Some desperate first time home buyer will totally underestimate the work and pay full fare.

The properties I am seeing in this situation in Toledo have been sold to the 1031 exchange buyers at extreme prices.

Lenders fail, go out of business, merge, etc.