Current expectations of future value are “baked” into real estate prices.

these are called low value assets and low balance loans.. its a widely known fact in the standard mortgage industry that these are the highest risk.it cost as much to foreclose on a 40k loan as a 400k loan.. there Is no money.. and those properties tend to be in less desirable areas or flat out war zones or worst area of a city..

If I find a fsbo, I loop my realtor in for a flat fee or % (just to handle on the back end, something like 2% or at least $1k). 

Most of the large ones seem to be limited to only the north side and I'm in need of a cleaning/repair and possibly replacement on a 2-flat near Cermak and California.

Kenny, with your contractor bidding only labor, its a good opportunity for you to save on the price markup that most contractors bake in to the price.

(Still, they could do flat concrete, but probably don’t b/c of cost.)

Our dream is actually Bonny Doon as west as possible on Pine Flat road. 

Would using a flat fee service to get it on the MLS be discouraging? 

Hi @Andre Crabb  - I would find a newer (but not brand new) agent that you could pay a reasonable flat or hourly fee to for each property

I charge a flat fee to market the property, screen applications, get the tenant under contract, and collect the first/last/deposit.