They are also human .

Your 65K house may not be at market, but it's the cost of acquisition as well, so legally you're at 65K without drapes I guess.Nothing says you can't get a good deal.I'm totally aware of how all this works, how investors or dealers acquire a property and borrow more than what it's original purchase price was or at full value showing higher values based on repairs made or other comparable properties, how partnerships can be formed, how interests can be pledged and the justifications given, so I won't go down that long road either.I'd expect you to stick by your opinion, I've never known you to admit even being slightly off on your opinion since I've been here, that's not saying you're right, but I understand that when your business model is touched upon you are very protective of the basis of operations and that's fine.What I stated stands in court, gurus have been nailed over such claims.

If you are dealing with bank owned stuff I would go with traditional stuff and might even see if I could get them to pay some buyer's closing costs to sweeten the deal for you.If you are dealing with humans on the MLS I would again go with traditional splits but probably would not ask for anything extra.Going for off market deals you can do whatever you want.

I have heard a bit about the dealer tag when investing and it def scares me a bit.

Okay late night update:Numbers still workGot the HVAC cost way downGot the Roofing cost way downgot the potential framing numbers inline found several supply houses to get products interior products at a reduced costFound enough 1" hex tiles at Habitat for Humanity to do one of the bathroom floors for a 85% discount!

What of the dealer tag?

I am and very new Investeor in Grand Prairie and would like to meet with others in the DFW area and learn as much about Flips and Buy and Holds as humanly possible.

Just for comparison, I talked to a used car dealer about this and he pays investors 12% on their money (1 point a month), secured by car title.

Habitat for Humanity is going to build about nine houses in the area, they have already have built one house in the area it is across the street from the one that I am think about getting. 

While I agree that fear and hesitation can be helpful in getting us to be more meticulous in our approach I think that humans can also end up falling into the trap of some other dangerous traits which do cause us to be our worst enemy.