Most have it so commission is due when the property transfers, so you can turn down full price offers and you wouldn't have to pay a commission.

Agent commissions are typically fourth highest after HML fees and also significant.

I say that because you already have 15K to put down, if you flip your current and sell if for the suggested price you given, you stand to make a 50-100K in profit (excluding taxes, fees and commissions of course).

Looking through records of the BK court they have listed on the trustee's report State tax commission claim allowed $30K and a /IRS claim allowed $50K    but I don't see any liens on the property in the county court clerk records. obviously I'll meet with an attorney (because this bankruptcy is so drawn out)  before I bid on the property (courthouse steps) but looking for thoughts/opinions.   

Be careful of agents just showing properties off of the MLS to earn commission or companies that just want to sell you a property and then push you off on some other management company.

If that fails or the agent is the broker he could try complaining to the state real estate commission. 

The family would be generous and allow 6-8% commission for me. 

I would imagine base case is a commission only arrangement, if possible.Thanks for any input.

In other words if I make 600k a year in commissions then I would want  a syndicate giving a great return to me.

You almost have to get the defaulting owner to collect all the money and hope they will pay you a commission.