In the same time frame I can close the sale on a retail center and make 6 figures in commission representing a buyer.Broker highest to lowest return on time:1.

If the appraisal is done because the lender required it, it is deducted over the term of the loan.Title Insurance is added to the basis of the property.By realtor transaction fee, do you mean agent's commission?

Time is money.Option #2:  Not an option in any way.Option #1:  Free money...grab it...but my math says $115-$85k = $30k...not $7k.  20% for commissions and Closing is really high.

Upside is that , they will be happy to pay you more that 3% commission if you can brings them deals via marketing. 

Dealer markups (i.e. commission, premiums, etc.) do vary a lot; so price shopping can make a big difference. 

It would be unfair to ask an agent that is on 100% commission to invest time and not get paid for it. 

No commission to buyers agent or seller agents .

I typically will bid on my properties in foreclosure a percentage of FMV instead of total debt where value may be in question. 90% of FMV would be typical for me when considering i've got commissions, taxes, maintenance, etc., so, i'll bid 90% to try to entice 3rd party bidders so i don't have to take it into REO inventory.

Logic and everything I read says that offering the listing agent the full commission (i.e. not using a buying agent) should make your offer more attractive. 

So if all in is 9.5 and then you have long term capital gains when you sell in 1 year or more and broker commissions then you should have about 200 basis points of gross profit.285 a foot is extremely high.