I like to call these "Fixed Costs," they encompass:- Purchase Costso Closing Costso Inspectionso Appraisalso Financing Feeso Transfer FeesHolding Costs o Utilitieso Mortgageo Insuranceo Selling Costso Closing Costso Concessionso Transfer Feeso CommissionsPlus a lot of other little costs.Overall, I expect that Fixed Costs will be between 10% of the sale price (assuming no financing costs) and 20% of the sale price (if you're getting hard money).So, for a $400-500K sale price, you should be factoring in closer to $40-100K for these costs, not $10-15K.Also, I'm guessing your rehab estimates are off by a decent amount if you're in NJ...

However, I have no problem limiting our agreement to MLS properties so if someone presents you with an off market deal, you can decide how to proceed.If you are a flipper, I will encourage you to not sign an all encompassing buyer agency.  

Would you recommend just leaving the property altogether or trying to develop an offering price that encompasses the assumed repairs?

Southern Charm Vacay manages property there.

They are professionals at getting close and gaining trust.They are charming and know how to obtain information about you that will help in their dealings with you.

Works like a charm.  70% LTV on investment property.  80% LTV on primary.Good luck.  

I thought about paying but I figured my good looks and charm were already contribution enough!

This spreadsheet is notall encompassing.

My primary residence for the past six years has been a small but charming condo in a converted historical mansion in Glen Park, a desirable part of the city.

@John Thedford, don't jump the gun, there's more to come and it works like a charm!