I totally agree with your point that if the property burns to the ground next week, and you have two different underwriters with liability -- one to you, and one to your wrap buyer -- neither insurance company will want to pay a penny.

With your boots-on-the-ground approach, you’re in a strong position to find profitable flips.

Purchase price: $850,000 Cash invested: $500,000 Sale price: $2,250,000 Purchased , knocked down, built new from ground up What made you interested in investing in this type of deal?

I’m also the founder/owner of Sabino Properties, a boots-on-the-ground services provider in Dothan, AL and the Wiregrass.  

I believe some of their people are likely here on the forums and can jump in, they also had a booth and sponsorship at last years BP con so if you went you may have seen them.I came across the service because I had a client who was going to self manage, and wanted me to lease the units for him, and the property was a mixed use building with his business operating out of the ground floor. 

I know it's "all negotiable," what everyone says, but I also hear that most of the time it's standard 6% (3+3 paid by seller).Generally interested in how that ruling may be starting to affect attitudes on the ground or actual commissions in deals.

Asking your agent (or other on-the-ground person) to look at the property and take pictures in your place? 

@Jack Pasmore, I would second what Greg shared above - no spreadsheet can (or should) replace the local boots on the ground market knowledge.

Twilight/Sunset ShotWhy it works: Creates emotion and sets the mood.How to nail it: Capture both ground-level and drone shots to showcase landscaping and lighting.Example: This listing2.

I am grateful for their intentions but I knew that I wanted something different when I grew up.