Now the big ticket items needing repair are out the bag and the seller has already advised us that the roof needs to be done , he told us this straight off the bat which we already have a game plan to get that done through my partner since he is a contractor.

You may want to consider hang tags or those plastic bags that you can hang on a door knob to put your flyer in.If you are mailing, then post cards will be cheaper to mail than flyers.Also, some of the local ad-style newspapers offer inserts that they will deliver with their paper.

Quickly, I found that with that money mentality, out comes your own personal issues and that prevents you from really being authentic and present with homeowners who are in distress.

@Michael Hayworth I always ask my plumber to "bag:" whatever he found, as far as foreign objects so I can bill the tenant for this.

You have always been engaging and authentic in your quest to help others!

The situation is the husband is a dirt bag, not paying child support and self employed carpenter with no work.

I do that all the time.....did not know it made my agent a dirt-bag....geez.I do detect a bias against smokers.

You can't fool ppl but so long dude before the cat is out of the bag.

A bag or two extra from a neighbor adds nothing overall, so I don't sweat it.  

However, after my last transaction I realized that there was one other clause we should have added: If any repairs are agreed upon by both parties, such repairs must be performed by a licensed contractor and seller must furnish proof of authenticity of repairs.