I have to agree with Gary - as a buyer I would not want to pay a retainer, especially with so many "free" agents out there...but it IS a very interesting concept I hadn't thought of...something i was thinking may work in some markets ( and would have to check out with broker & state laws) would be to charge a flat fee based on sales price range & # of homes seen to be paid by seller instead of the typical 2-3%...so instead of charging x% you'd say I will show you x homes & represent you through contract negotiation & closing for $xxxx....but I think that would get pretty sticky/tricky to actually follow through with.unfortunately i think pre-qualifying is the best bet...unless for some reason a retainer would catch on and "everybody's doing it"...

If there is another agent representing the seller then it is not a problem, but if you come in direct contact with the seller than it can be very sticky to purchase direct from an owner if you have a real estate license.

I think it was a photo from a county fair; some vendor was selling pickles on a stick. I

Nice idea - I'll make this one Sticky for a while.....I'll kick it off:In Los Angeles - you can get a studio condo - 450 square feet or so (Westside, & better parts of the city).

Just make sure they arent with a real estate agent already as that can get sticky.

Standard simple analysis:Rent: $2400Expenses: $1200 (50% rule, see sticky threads in Rental Property forum)NOI: $1200Payment: $989 ($165K, 6%, 30 years)Cash flow: $211Cash flow per unit: $70With your down payment:Payment: $929 ($155K)Cash flow: $271Cash on cash return: $32%I'd be a little concerned the guy just re-mortgaged the property.

I did it twice the first time was in winter and it worked great, and was quite simple, the second time was in summer and the tiles must have gotten too hot in the delivery truck on the way to Home Depot and had melted the adhesive, it was a big sticky mess, but once they were installed they've held up, but the installation the second time was not fun at all.

Unless that residential solar sales business is absolutely killing it...I think you are nuts to spend $20K on coaching.Save your cash, sell your expensive car, eat rice/beans and then switch it up with beans/rice...once you have enough, put a super low down payment on a 4-6plex and live in one of the units while your tenants pay your bills and add cash/equity. 

What I have used that has worked is a yellow sticky that says something like "I noticed you are having issues with your mortgage I would like to help you stay in your house. 

They can get a little sticky (especially if you own them in an LLC).