She gets a nice chunk of change even after commission and tax despite her bad financial decisions, and I take on a property that needs repairs in a depreciating market.

I would include the fact that you are NOT a Realtor and that you will not charge them any fees or commissions to sell their house.

Most listing agreements signed by a lender would have a clause that would still hold the lender liable for the commission on the sale for a period of time, even if the house was taken off the market.

There are no back up offers.I don't think the commissions are an issue to investors...in a short sale, technically the bank is the one paying the commission.

If you've got a signed contract that you must pay him comission on anything you buy, then you have to get him to sign a release that he agrees that the contract is cancelled.In future, never sign any agency form that binds you to a buyer's agent for a set length of time, and makes you liable to pay him commission on anything you buy, whether he is involved or not.When you sign a buyer's agent contract is should do no more than state that the agent will represent you and that you will pay him the commission on any house that he finds for you.You can even sign the conrtract one house at a time.If an agent wants to insist upon a more binding contract, just tell him no.

If you don't use your own agent, the seller will still pay exactly the same for commissions.

Which include closing on the initial purchase, rehab, commission on the deal if I have to list the property, closing cost for the new buyer and then I assume the lowest recent comp with all variable being the same.

I do not work for or get commissions or anything like that but I like the services of David Griffiths at Equity Trust Company.

Commissions are 2.5% to buyer and seller agents, minus $100.Thanks!

If this interests you check out Commission Junction, they have affilate programs from all most any niche you can think of.