When composing an offer I"ve heard several formulas like 60% of ARV less rehab expenses.

Tireless energy.KW has a commercial division, I understand they have so little presence and low inventory many major commercial brokerages do not even coop with them. 

Here is something we have in all of our rental agreements:"Mold may grow and exist in any structure where there is, or ever has been, a presence of moisture and a food source for mold to grow.

You could also use the presence of the dog/pit bull but then you'll get the old "it's not our dog, we were just dog sitting for a friend" line.Again you want to go through an attorney, but my guess is that you'll end up having to do an eviction for other than non-payment of rent.

You don’t have to disclose if you sell because as of now, you don’t know what they are. 2) test to confirm the presence of asbestos and hire an abatement company to safely and legally remove.

Good flips are hard to come by here and due to the tremendous military presence, rentals are RED HOTTTT!!!!!

Thank you for the heads up on the appraisal system and yes you are 100 about the investors,funds having a big presence.

(Any better suggestions would be appreciated).My online presence has been so-so with a focus on generating a larger buyer list via a Craigslist campaign.  

Is there any investor friendly companies with a online presence that can be used to close deals?

More local mom and pop type properties and local operators for strip centers and other types of commercial assets.The better areas that are urban and suburban tend to have much higher rents per sq ft supported by national tenants that want to be there because of strong population growth, high traffic counts, and high median household incomes that fit their demographic.If you are going to start off small in commercial under 1 million you are generally looking at  a local bank with full recourse on the loan and non-premium type assets that turn more and  a local presence is needed.