If you're using a Realtor for a simple transaction, the Realtor with form contracts might be sufficient. 

But I dont think thats going to be the vast majority of their employees by any means.I expect a lot of their employees are going to be in the $80-300k salary range, so thats going to largely put them in the $400-$1 million property range.

I think that we have sufficiently addressed that the price is too high for this property and that this one is dead in the water unless the seller will come down about $100K.

-Wednesday, November 14th 2018 at 3:45pm-Joliet City Hall – 150 W Jefferson Street, Joliet, ILOne member of the Land Use Committee has been demonizing rental housing in Joliet and pushing for these inspections even though: The VAST Majority of property complaints are for owner/occupied housesRental inspections would cost the City at least a half a million dollars a yearRSVP by replying to this message and be sure to spread the word to landlords and property investors in and around Joliet. 

Hey Tate, here's what my commercial lender @ US Bank uses for pro forma debt coverage calculations if he doesn't have 2 years and YTD historical data (basically, seller's schedule E's)Vacancy: 10% of gross rents, unless there is sufficient market data at the bank's disposal to justify lower vacancy rates for the type of asset in question, OR detailed historical vacancy data from seller.Management: 3% gross rents or actuals, whichever is higher, with property management agreement provided to close.Cash Reserves: 3% of gross rentsTaxes: Actual data used.Insurance: 3% of gross rents, or as shown by insurance policy.Operating reserve: 20% - 25% depending on the type of asset and amount of historical data provided.

I like different real estate listing services for different reasons, Redfin, Realtor, Zillow, Trulia etc. however they all seem to give vastly different property tax estimates that can take a property worth considering offering on to one that simply wouldn't work.

They are self sufficient, but do not pay me.

After we had the final city inspections it was determined that we needed to build a new garage because our fixes were not sufficient.

We are working with the closing's title company - they are reputable and we have an open line of communication with them, and the listing agent, seller's lawyer, and the reputable title company have told us it's clear there are no liens - to make sure we are sufficiently insured in the title insurance, to make sure the title policy has coverage without any of the liens exceptions listed on auction.com:"Most liens are removed after a foreclosure property sale, but certain liens may remain.Here are some examples:Any lien recorded on title prior in time to the foreclosing mortgage.First Mortgage (if the foreclosing mortgage is a second or third mortgage)HOA or COA assessment liens (in certain states)Mechanic’s Liens (in some states)Government liens such as state and federal tax liens, city or county liens, US Government liens.IRS liens (IRS may buy the property within 120 days after sale at the price paid at foreclosure sale)Code Enforcement Liens, Environmental Liens, and Utility LiensChild Support Liens"Is this the right approach for bank-owned?

Being a wholesaler means you can't list on MLS and you will miss out on the vast majority of exposure.