When little Timmy asks mommy for ice cream and she says no what does he do?

You are being kind to someone you know and losing out on $800 / month income, give yourself some ice cream with sprinkles you deserve it.

@Patrick Philip   The whole tone of this thread is that you don't trust contractors, you're smarter than they think, you know how much everything costs and you want to shave every nickel . 

It is a super easy sell on the transaction side (or can be)--think: no major update (floors, fixtures, paint, etc), no vacant time to fix or sale, no marketing costs or time (like realtor fees or 6 mos on market )...So you may be able to shave some off on that, giving seller easier time of it (but maybe not 20-30%)..Best of luck..

Welcome aboard @Charles Cream 

@Clyde Myers Jr CREAM is a good networking group of commercial brokers and real estate service providers in Montgomery County.  

@Angel S. have you tried rubbing walnuts on the scratches?

Usually I have to tell people that they don't but you, @Adrian S, have clearly demonstrated that you do know Jack! 

I don't recommend buying any deals FROM them (because they will already be taking the cream off the supposed future profit), but maybe a Joint Venture type of arrangement? 

We operate on envelopes and going to the grocery makes you reprioritize if you really need that $12 bag of shrimp or if you could just sub in some leftover chicken from the freezer, or if you take the time to cut a few coupons because that $6 you saved will allow you to splurge on a bucket of ice cream for the kids.