A nightstand or dining with 70 pieces is a major bottleneck and keeps your team from moving onto other tasks, whereas one that is already assembled might cost $50-100 more but only takes minutes to unpack. 

This sets a mental deadline for the buyers and can create urgency—this pushes serious buyers to the table and weeds out tire-kickers.When negotiating, focus on the frame you want to set—position yourself as the expert, the person in control.

They are a great person & I wish them the best of luck for future work.However, I'm somehow unable to justify the $25k+ I am expected to pay to them as commission on each $1M invested.If I am researching the market myself, creating comps myself, reviewing each disclosure myself, working with the mortgage lender myself, finding problems in the homes myself -  what is the value add that the agent is bringing to the table that I can't execute myself?

It means that the response will follow the format of Issue, Rule, Analysis and Conclusion][4] Use markdown tables [the output will be in tabular form.

  $1 of debt in year one, will only be worth say $.10 in year 20; someone can do the actual amort table. 

There are usually a few wholesalers there who sometimes bring a few to the table each month, but either way it's great to make some connections. 

Trying to get a split level (not a lot of sqft) on the market in the next three weeks and trying to decide on whether to open the wall between the dining and living room for a feel of openness or leave it as I have heard from two interior designers that the open concept is on the way out as we are more at home and liking our separate areas in the home.Pragmatically speaking the opening of the wall will be mostly a time drain with it being a load bearing wall and having to support the ceiling while rebuilding and all the drywalling necessary.

I have just read a book about this, and a business owner spoke about his employees who would take "multiple taxi trips in one day" or "dine at the most expensive restaurants even when alone" its just something that will happen.

I actually ended up going through a big career change, and attended a 6-month bootcamp to learn Software Development after 7 years cooking professionally in fine-dining kitchens. 

I pitch it as, "The new place is empty - not even a table or chairs.