With the cosmetic stuff I would be gambling that higher rent to help cover the eventual HVAC and windows, or a BRRR to take cash out.I don't expect the seller to take the offer.

The threshold you are talking about should be the least of your worries and is something you can't afford not to have; do you want to gamble $150 vs $2,500 of potential disaster?

I think you may be gambling a bit on what your future buyer may or may not want...For Example if you get a lot zoned for multifamily and develop plans for a 5-plex and your buyer comes in and his plan was to build an 8 unit apartment... 

@Sean Blomquist I did email last night and but I will email again in case it went to spam. 

THEN when I went to contact you, I got the message that my message was caught by a spam filter. 

As an owner, they would be able to cut a deal with a renter if they wanted to take that gamble for some specific reason (i.e. if it was january and the tenant had a big refund coming).

My spam box is now full, I've received dozens of USPS mailings, and even have a couple text messages to boot.Principally, I'd like to work with anyone who DOESN'T spam new applicants but as an entrepreneur, I also understand the data stream and spamming it relatively cheaply could provide a return.QUESTION:  As an active duty service member, how do I determine the best brokerage relationship that understands that I will NOT be their top salesman anytime soon? 

Your email may be in their spam folder. 

This is because we have agents and sellers who're gambling with the current market and trying to attain REHABBED property sales numbers.

Im not suggesting anything about your intentions but it should be mentioned that lending is no longer comparable to gambling.