Find out who the "real" cash buyers are, not the pretenders. 

If there's a site claiming a "list" of PMLs, like that, most likely they are HMLs, pretending to be PMLs, or scammers.The only exception may be list services, which sell lists of people who've paid for properties using cash, data mining public records.

Replace "proforma" with "pretend".

If the buyer repairs the house before closing or pretends to be owner occupant when they are an investor that agent most likely will lose his NAID and ability to sell HUD.

I manage my own properties because of all the horror stories out there, so I'm definitely biased, but - I would lean towards the little guy who doesn't pretend to know everything - it may cost you less to have him refer you to actual specialists if you need them & not have his fingers in every pot.

Pretend it longer exists.Step Three: Grab one of those shiny new HELOC checks and write up a payment to your primary mortgage company.

I don't think you're going to be met with much goodwill by the people of BP, because you're basically asking, "How can I pretend to want to make deals, but really just waste everyone's time?" 

I would add for a basic level of understanding what costs of supplies are, go to home depot and write down what a sheet of plywood costs 2x4, windows, tiles, HVAC, carpets, flooring etc... then measure your own house/apartment and do a pre-tend rehab sheet on your house/apartment.

Okay - here is the approach I would take when walking room to room: Ask questions about dated items (and others) and pretend to be jotting down the answers "When were these countertops installed?"

But I dont want to waste any brokers time pretending I would work for them full time immediately or anything