But I think I will insist to disclose this one.

@Marty Summers As long as you're not a licensed agent, there's nothing wrong with you contacting the seller directly, but the seller's agent should have insisted that all communications be run through him to prevent the seller from saying something that weakens his negotiating position.I suspect that if you got the seller to de-list, you could be sued for interference in a contractual relationship.Also, the agent is under no obligation to de-list while the contract is in effect.

Those that insist the M2M lease is the only way to go, I need to know where your properties are located.

If you insist, use EXTERIOR grade luan, smooth one side, exterior grades using moisture resistant adhesives. but I still don't recommend them.Hope that all helps.

Acyually a friend paid it and insisted that I attend with him.

I guess it depends on the size of your portfolio.. at one time we had 350 homes.. that would be a little wild to have 350 LLC's and do 350 tax returns..I had a partner that insisted on some new builds we were doing.. that each be its own LLC.. so there you go own LLC own checking account separate tax returns.. by the time we got to about the 5th one he said screw that this is too much work.plus you cant just bank rupt an LLC if you do they come after you personally.. these do not protect you personally..  

If they insist you can't have that, then you might have to walk.

When they insist on a retail price, I say...  

One place to start would be insisting that both members of investing couples are on the interview, rather than just the man.  

By his/her signature herein below, Seller specifically agrees to the provision stated in this paragraph: (1) Buyer may cancel this Agreement, (2) Buyer may insist upon the specific performance of the Seller under this Agreement, or (3) Buyer shall be entitled to receive from Seller a total sum of $50,000 or 25 percent of the contractual price, whichever one is greater.