We routinely use our realtor for purchases and sales, and yes on occasion we could probably save a couple bucks without a realtorOn the flip side our realtor is a business partner of sorts, she brings us off market opportunities, She provides input on purchases and sales.Just this last week she was nice enough to meet an appraiser at a property we were getting refinanced. 

The #1 and #2, are Seattle and Las Vegas, and routinely change places.Terry

Also Rocky, what is your pre-buying routine like?

In every scenario we routinely win with our Cash, no inspections, 10 day close offers. 

The buyer had totally trashed the property and it was routinely loosing LOTS of money. 

(Safe harbor for small taxpayers, De minimus safe harbor or Routine maintenance safe harbor).  

@Victoria Dieckgraefe  Routine sneaky business trick: Set expectations at X which is your most profitable point, if they buy at X without blinking you make your highest profit.If they ask questions (like you are) offer X-1, then X-2, then X-3 to make the sale. 

A lot of landlords routinely change furnace filters and drive by to make sure the lawn is being mowed.

It is in the PM's interest to establish a sufficient density of managed properties in a given neighbourhood to support a routine check. 

@Will Grabert Some would suggest the need to normalize interest rates in the $166k scenario as they are the primary driver of the lower cap rate.I routinely see value add syndication opportunities.