Hi @Taz Patel,I know you have had some time to digest and have gotten lots of advice.

This is why all appraisals are contingent on a marketing time frame for instance "$100k with an exposure time of 3 months".Hey Merritt, thanks for the detailed information that I'll need to digest.

I've been ravenously digesting about every RE book I can get my hands on.

Broken down well and easily digested.  

wow, lots to digest here.

This thread really needs your utilization and commentary James before someone saying no that's not my market because they unable to digest the data LOL 

What's your sense as you've been digesting all the comments?

Not sure I know where I am going with this, guess I just wanted to vent, because I feel like I did something wrong by the process moving so fast, I didn't have enough time to digest everything, as far as my eyes could see it looks to be a good deal.

Stp, breath deep (twice) and think about it - (I suggest you glance at the sky while you digest this and breath deep)Example: an imaginary one, but will show the impact of commissions on bottom line. - a Flip.The Acquisition:Acquisition cost $100,000 (purchase price + closing costs)Rehab: $25,000ARV: $160,000 (assume this is the sale price)Assumed you get investor to finance you 75% of project: ($125,000 x .75) = 93,750Your equity (cash for "cash on cash" calculation): $31,250 (100000+25000-93750)Now the sale:Sale price = ARV $160,000Sale commission 6% ($9,600) - traditional listing agent.Other closing costs: ($2,500) (lets ignore the interest for this exercise)Profit: $54,150  (160000-9600-2500-93750) Cash on Cash 73% (54150-31250)/31250 ---- VERY SWEET INDEED.....BUT ASSUME YOU GO WITH A FLAT FEE LISTING SERVICE (FOR $99) AND OFFER 3.0% COMMISSION TO BUYER AGENTSale commission 3%+$99 ($4,899)Profit: $58,851 - (160000-4899-2500-93750)Cash on Cash 88% (58851-31250)/31250----- MUCH SWEETERYour see how a small % change in the commission has an exponential effect on your Cash on Cash due to this simple fact: Commission come directly out of your equity while commissions are calculated on the entire sale price, which a large portions is leveraged by the loan. - a change in less than 3% in the commission impact your Cash on Cash by 15% - WOW!

I've been mostly a silent spectator on the meetups digesting all the information.