Lissette if you're acting as an agent and not a buyer, you'll probably just want look on the MLS.If your buyer is insisting on an off-market deal, then your best bet is to look at FSBOs, where the owner is often willing to pay 2.5-3% for your bringing the buyer.However if you go that route you should definitely work with your broker as FSBOs are a bit of a niche.

Insist they run the A/C for an hour to pull the moisture out of the house.  

If you do the loan, insist on 1st position, take it through a title company, and have them pay all expenses. 

Here in Sisters (30 mins outside Bend) I looked at one that had 30k in rental income and they want over 700k for it.  

If your partner in CA insists on being a managing member, then perhaps have that person pay the $800 CA registration fee?  

Sometimes the seller hasn't told the listing agent everything.Tone and explaining can help, but don't be afraid to insist that the listing agent presents the offer to their seller - at least in CT and NY, an agent is required to present all offers.On the buyers-disappearing front, many folks think they want to buy but aren't actually ready.  

While there are plenty of investors who will insist that becoming a licensee is burdensome, the advantages clearly outweigh the disadvantages. 

Will a title co. be sufficient or should I insist on a reputable RE attorney?

I used the capitalization approach and insisted on a 16 he wouldn't budge from a 13 and deal couldn't get done.

For instance, if three 60 watt bulbs are shared, they ding you for $3.18/month of shared usage, and insist that you take that amount off of the resident's rent(I have it down to the penny, since this happened to me a few weeks ago.