Taking time now can save you big later.

Which means, "immediate gratification".The only way to save this client and your sanity, is by resetting their expectations NOW or parting company.FYI: really do feel your pain!

I lost money for many years in real estate, while my friends were enjoying life with their savings.

It will literally save you 10's of thousands of dollars in taxes. 

The buyer's agent could still receive their 2.5%-3% in commission at closing but the seller would still save on the listing side. 

Assuming they save $10k in interest over three years and get $10k in cash flow and $10k in appreciation, it’s kind of similar to the cash offer, but definitely more aggressive.

Some cities have started introducing stricter rules, so ensuring compliance upfront can save you headaches later.Out of curiosity, are you leaning toward any specific property types (e.g., single-family homes, condos, or cabins)?

Hopefully this saves you some time:https://www.consumerfinance.gov/ask-cfpb/what-happens-if-the... 

So i negotiate each one as they come in as a seller it has saved us substantially..

Better to concentrate on decreasing expenses and saving for now.