In this case, the chicken came first.And you're right about how a good full time agent will eat your lunch, but hopefully within the bounds of ethics and good taste.As a full time (and then some) agent, I'll remind sellers that most part timers tend to treat this profession as a hobby, hoping that while they hold down another full time job, that they'll trip over a couple of deals each year.  

Otherwise, the interest rate / points can eat you alive!

So it seems I can't have my cake and eat it too.

It is eating into any profit you will see from a sale so sell as fast as you can.

Have your cake and eat it too!

I still have his full deposit and have not refunded anything yet...so it’s a matter of deducting the $$ or eating the expense and giving him a full refundBased on my research poorly done tenant paint jobs don’t fall under “wear and tear”....... this isn’t scuffed or just worn out paint... this is a bad unauthorized job done by a tenant...

It also eats up part of your 1031 and leaves you with the remainder to purchase a second property.Some shotgun thoughts.1.

I figure I’m eating the final service fee for the guy going back and finding no problem.

This eats up your due diligence time to acquire a loan.

As you acknowledged you could payoff the loan but closing costs would just about eat up any remainder.