(I simplified all that but you know what I mean) I know that before I even waste my time going to see the property I need to know if the number I'm going to come up with is going to be in the ballpark of what the seller will accept so I need to give the seller a rough idea before going any further.

Agree with the costs being over-simplified; I think this is for the sake of the typical TV viewer.

To simplify how this works, I look for FSBO homes, and contract with the owner for a price.

I think to simplify the equation, I'm wondering if it would just make sense to have the listing agent also represent me as the buyer therefore the other agent having the option to offer 1/2 of the commission to their seller or keep both sides, without me acting as a Realtor in the transaction?

I hate to over simplify, but "Pound the Pavement".

Regardless, thanks for all the videos you put out, as you have a knack for simplifying things when needed and have a common sense approach to everything, which I appreciate.  

They'll use appraisal value.If you use a loan they use purchase price as max value.This is the the simplified version...

Looks like there is room in that transaction for attorneys fees and that would greatly simplify things for you and the lady. 

If you have an interest only heloc then your numbers should be simplified to track.

We are downsizing our home to increase our buying power (and simplify life a bit).