Try to ensure that by the end of the deal, you’re not going to be losing hair at the very sound of your agent’s voice!

But it was hair on fire and will not work in Markets that you cannot prep your own deeds and record them and are willing to take title without any title insurance Or even the time to do more than a date down look at title.. 

Mom just wants to get the whole issue resolved and out of their hair, thus allowing me to Short Sale it for her.

If you are nice they will remember starting out and will want to help and will be candid about the price etc.If the price is too high and you made the mistake simply acknowledge that with the seller and apologize and ask for a price change.The outside appeal of the property is number one when putting out for listing syndication.Do not use a used listing sign as they fade over time.Buyers might think it's been on the market a long time.Instead have a brand new listing sign that pop with fresh color and add your star burst with the selling features on each side that ERA provides.Even if there is no activity on the listing do not get scared.Many times agents don't communicate with sellers for fear of hostility or rejection.Meanwhile the seller is pulling there hair out feeling helpless.Instead call them immediately and talk about the next step in your plan of action as a team to get the property sold.You might have to meet with them a few times but they will come around eventually after their emotions settle down.The property could look awesome on the inside but a dump for curb appeal.The outside needs to invite them in to stand a chance.You need to know if your current market is flat,declining,improving and by what percentage each month.You need to know average days on the market.You need to know any foreclosure notices coming up for the area.You can express to the seller that if these properties foreclose or get listed as a short sale it could impact selling prices and appraisals for the buyer.So "time is of the essence to get this property sold" so we need a reduction.WHY is the seller selling?

The best thing to do now is to comb your records and document every capital expense you can find to offset the gain, pay the tax, and be glad you hung on to it long enough to make a profit.

He asked me what I would do and I told him I probably wouldn't spend the money on an inspector but I would certainly walk the entire house and go over it with a fine toothed comb as an inspector would.  

@Jordan Little @John Warren I know you are both referring to SFR and small MF but when talking about larger MF if a deal makes it to the MLS you can count on the deal having significant hair.

I appreciate any insight or advice.In most people's cases starting out with no cash is going to make it near-impossible to invest, however, being a realtor puts you in a special position to be able to find deals for other investors, and part of your routine realtor's day can be combing the MLS for its hidden gems. 

You can split hairs all day long.

I will stick to combing the pages of BP.