Buyer's Brokers..the primary group being marginalized.. 

we have a realtor we like but curious how badly that effects our margins vs the expertise they bring on the market we are in. 

Buy at regular prices and buy wine in addition to your whiskey (our margins on liquor suck - we're lucky to make a few bucks on the average bottle).

Most of them are listed companies (they have a stock price), which means they really care about margins and earnings growth.

Finding a marginal cash-flowing SFR in a decent neighborhood in SD is challenging as well. 

The BidRoom can bring the price down based on volume and margin of purchase.

maybe I am over thinking this and her asking 200 isn't bad, but I really don't want her to see me as someone who will just give credit all the time, because my margins are thin already on the property and I typically invest a lot into making a place nice for people. 

The cost of the repair plus a margin (maybe $30k) to compensate you for the added work and risk.

The margins are squeezed much too tight to avoid going above market value on a rehab.

You diligence needs to be trying to pull out if your operator has some competitive advantage that will let them eke out marginally more returns for you, to more than offset the additional fees you are incurring.Of course, with a 1031, the analysis is slightly harder, because you have to factor in the tax savings you are getting through your 1031, relative to taking sale proceeds as taxable and investing in a group that may have lower fees.