You may not like the tough love approach, but "pain" is the biggest motivator.

It's hard to do as a motivated 18 y/o but it will actually help you! 

It can vary based on condition & size... but that is sort of a going rate for an average unit here.Hope some of that helps.  

He worked in the water department in a Northern CA town for 30 years I helped him buy his home which he had paid for .. and we had many plans to do what we both love go trout fishing ..So there is a balance.. and for me being north of 65 I have all sorts fo business I work on every day I work harder now than I did in my 30s when I lived in the Napa Valley and play 140 rounds of golf a year.. at this age what else is there to do..

That can be sorted out in an hour’s time.

sounds like your off and running and doing all sorts of different deals.. 

Anyone who has been in the trenches and or decades of experience is going to have bummers and loss's I know I have 08 to 2011 pretty difficult time for anyone in the space not to take some sort of loss. 

Also, the seller not offering any sort of commission either.

Will also motivate him to want to keep working with you.

It'll be like the airline industry sort of.