Since there are so many comments of the seller is a dirt bag and that you are too if you deal them...

When we got the first investment property I made sure it had some of the things she really wanted, like a yard, close to work, big closet for her shoes and bags, lol.

I was so good at it my boss let me work commercial door knocks.Then I got good training when I bagged groceries for a year.. 

A bit frustrating after 4yrs he left us holding the bag here but it happens in this business, just have to roll with the punches. 

Trash bags, dish soap, etc.

I decided to wait 15 more minutes then drive the 3 hours home.. well they showed up at 3:14 I hoped in their Caddy drove them by the lots I wanted to sell them they picked 2 without getting out of the car would pay cash.. ( I got 15% commish for cash sales) so two lots 7k  1% a little over 1k in income and drove home.. so had about 6 hours of drive time 3 hours of wait time so I calculated I made about 100 dollars an hour on those folks.. when my last job was bagging groceries at 1.65 and hour.. and a great job was 10 bucks an hour..

And believe me, we have earned EVERY penny of it, as the family has repeatedly brought in bedbugs, lives in incredible filth, refused to pay their tiny portion of the rent, concealed earnings from Sec 8 - not, of course, the father's - he never has worked - but the high school aged sons' earnings, and even brought in a young teenage girl who we were quite sure was the next wife - she disappeared after we called the authorities about that.So it's really been a mixed bag. 

You'll pay for it with youthful sweat (my pseudo-case), making some hard mistakes (also me, but to a lesser extent), formal paid education (not really my bag...yet), etc. and the non-quantifiable "hitting a single instead of a double."

What you really want, boiled down to its simplest terms, is to go up to the second window and have them pass out a bag with two tangy flaked and formed pork sandwiches in it, and no need to go for the extra value meal to get a deal.

I used to play a ton of golf and always walked and packed my bag.. that along 130 rounds  a year was good for 10 to 15 lbs.. on my frame.. but dont golf anymore so have to work out.