All in all it cost about 30k in materials and the labor for the upgrades (sheetrock, carpet, lights, bathroom, kitchen, windows, and appliances) and the person that we are working with did it for a very reasonable cost about 8k total due to the fact that he got a commission on the front end and also on the sale end.Then we listed the house in August and it sat then sat some more.

RE paychecks can be very far in between, and the engineering fills in the gaps nicely, even though it's mostly commission based.

In many states dual agency is not even allowed by law.A broker or agent in many cases can still get the whole commission by having the seller or buyer as the client and having the other party as the customer performing "ministerial acts" only for them.Ministerial acts for example can be filling out a contract but not answering questions from the customer on what's the lowest they will accept and other key data the seller might have given in a client capacity.

You don't have to pay broker fees on buy side usually as listing broker should share his commission.

I benefit from their networks and am happy to pay their commission.

At the same time, I understand the value of keeping the commission in your pocket if you can.

Present the solution to the seller with the agent present, and have the seller and agent work out their commission.2) Talk to the seller without the agent, especially if the agent has not performed well.

We have standard purchase contracts and leases issued by the Texas Real Estate Commission ("TREC"), which are very simple to use and are updated annually.

I am just a little concerned with quitting a full time secure job to go into a 100% commission based lifestyle.

However; that should have been able to have been resolved without surveying, through the local planning department.Your agent needs to talk to the other agent and inform them that you expect their clients to close, and if they don't they are in danger of being sued for non performance.Situations like this is where Brokers/agents earn their commission, let yours know you expect them to do it.