If one of my clients called me and said "I found a property, finished underwriting and want to submit an offer but you only get 1.5%" I would jump all over it. much of the heavy lifting has been done.Something else to consider, if you value your agents input/involvement so highly it isn't out of the question for you to pay some or all of his/her fee (see above point on reduced commission). 

The words "always" or "all" are never accurate when it comes to human behavior. 

That group has about 50 people that meet monthly at Palms Restaurant in PetalumaThere is another group - Santa Rosa Women Real Estate Investors  - we meet monthly at Round Table on Marlow in Santa RosaThere is a third group that I don't go to as often, but it is extremely educational and worth the drive to Corte Madera - Its called BAWBCheck them out and you might enjoy going to one or all meetingsCheryl

Also bring Cable and/or all phone service into that closet too.This is a prerequisite to creating a home of the 21st century.If you want to secure all doors and windows, now is the time to get the contractor to install that wiring.

Since sellers can read Forbes too saying MHPs are great investments.A master lease on MHP or MF works when the seller is incompetitent, run out of cash and the asset is still broke, a crisis is in play for the seller or all of these.  

A backup as a result of inadequate clogged or damage on their end might be covered by them.

I'm starting to wonder what happens if they find lead in the water coming into one (or all) of my properties.

Cap Rate stays the same whether a property is leveraged or all paid off...So financing has no impact on Cap Rate (i.e. value).

That eliminates 99.999% of the general population.If she's looking for family and security, this will be a major issue for her.Settle this issue first, then - if you're still on track to invest in real estate - come back for more input.That said, you could soften it a  bit by bringing up the idea of what the denizens of BP call "house hacking": buying a 2-4 unit, living in one and having the other(s) pay some or all of the monthly payment from the rent you charge.My $0.02...David J Dachtera"Success is not a destination.

If you don't work for free then keep part or all of the deposit and fully explain to the outgoing tenant that it costs you time and money to process a new tenant.