After much back and forth, the agents cutting their commission, one agent paying for a washing machine out of pocket, three rejected counter-offers.... we ended up at $603k.

Ballpark expense projections are pretty much a wash for all five - pretty consistent across the board.  

Why was he at the auction?

If you use the $3000 guy and he does an acceptable job, was he overpaid?

I found a ravine/wash cut across the front side of the property.

Becoming a real estate is a great way to learn the culture of that side of real estate - what you won't learn at Realtor School is how to invest - creative financing and making money.What you will learn is how to keep from getting sued - how to use their forms and making full disclosures.Learn the business from their prospective - but keep in mind (before you become brained washed) that your real goal is to become a successful investor.So - follow their rules - but start to study real estate investing - get a mentor - go to auctions, tax sales - foreclosures - make offers on expired listings.So to make your broker happy -- list a few properties and sell some also.Apply for a credit line, check protection and set up some joint ventures with friends and relatives.You WON'T make that much as an agent - but you'll become wealthy if you learn how to CONTROL and ROLL real estate - make sure you learn advanced creative real estate formulas and use those principals often.Good luck with your release from incarceration of employment.

Easy to use.)Make sure everything can be washed in the dishwasher.

Typically, you assume the balance as a wash with you and the seller and no escrow refund is due

It's a deduct on the business side, income on your side....a wash.  

You had a PM who had washed their hands of you as a client (not saying it was right) and was going to do the bare minimum that they were required to do.