@Natalie KolodijAnd that is why you are going to be our next CPA when ours retires in the next few years, cuz you live and breath this stuff!

She is barely able to hold a conversation without being completely out of breath.

I need a brown paper bag.

I mailed 9 letters yesterday. They were a mix of probates and distressed homeowners. I spent my lunch break handwriting the letters and dropping them off.

I get a phone call today from on...

I live and breath Kansas City, Missouri.   

The weather is not kind most of the year, but there are areas that are breath taking in their wild lonely beauty. 

When it's important, you can stick to your guns (wow factor items) but otherwise there's a lot of deferring to the path of least resistance.For example:I'd like the spiral staircase to the roof deck located inside >> rejoisting roof supports, building a shed on top vs a hatch, possible bulk plane issues, taking up too much space to leave room for doors, $$$$ >> okay fine the staircase can stay outside >> team breathes a sigh of relief, I simply sighAlso, I always want to start shopping for finishes so they're ready to go when we need them - especially since I look for those special finds that aren't available on demand - but there's no convenient place to put them before we've done floors and drywall.  

Stp, breath deep (twice) and think about it - (I suggest you glance at the sky while you digest this and breath deep)Example: an imaginary one, but will show the impact of commissions on bottom line. - a Flip.The Acquisition:Acquisition cost $100,000 (purchase price + closing costs)Rehab: $25,000ARV: $160,000 (assume this is the sale price)Assumed you get investor to finance you 75% of project: ($125,000 x .75) = 93,750Your equity (cash for "cash on cash" calculation): $31,250 (100000+25000-93750)Now the sale:Sale price = ARV $160,000Sale commission 6% ($9,600) - traditional listing agent.Other closing costs: ($2,500) (lets ignore the interest for this exercise)Profit: $54,150  (160000-9600-2500-93750) Cash on Cash 73% (54150-31250)/31250 ---- VERY SWEET INDEED.....BUT ASSUME YOU GO WITH A FLAT FEE LISTING SERVICE (FOR $99) AND OFFER 3.0% COMMISSION TO BUYER AGENTSale commission 3%+$99 ($4,899)Profit: $58,851 - (160000-4899-2500-93750)Cash on Cash 88% (58851-31250)/31250----- MUCH SWEETERYour see how a small % change in the commission has an exponential effect on your Cash on Cash due to this simple fact: Commission come directly out of your equity while commissions are calculated on the entire sale price, which a large portions is leveraged by the loan. - a change in less than 3% in the commission impact your Cash on Cash by 15% - WOW!

I was living and breathing our housing market on a daily basis.

Hi All-I'm sure you were waiting with baited breathe for an update from me :)After months and months of looking, offers, counters, etc...

If you need a title company send me a pm and I'll share my contact.I know this, there are people with money that live and breath the Denver auction so I agree with @Anson Young .