But they want proof that I can earn my way before they are willing to invest a dime.

Best of all a buyers agent normally won't cost you a dime but can save you a lot of money.

So what I'm asking is how can I make sure the house will sale before I put a single dime into the property.?  

In my opinion a 10 cap is low based on the high risk factors and should be closer to a 15 cap at least, I would not pay a dime over $400,000 as a serious investor.

By keeping a variety of measures in my lease/policy I can deflect claims that I am trying to nickle and dime my tenants. 

Jon never paid any money to me as a contractor or towards the rehab....not a dime though it's been stated differently here.With Avon, as with Jay's deal, we planned on renovating, renting and selling it off to a foreign buyer.  

My buddy has had a couple townhomes there for the past 10 years... and he has not made a more that a couple dimes with rents or appreciation.

I earn my money but that doesn't mean my client deserves to get nickled and dimed to save me a few hundred dollars.Judge your broker by the work they do for you, but if they start out by having you lock in a fee it's not the best trust builder.  

Considering note buyers aren't a dime a dozen, it's in their best interest to cultivate the relationship and not try to screw you over.Try to tell us more about yourself and what you're looking for and we might be able to guide you in the right direction.

The HOA fees are horrendous, and then there are little nickel and dime fees everywhere and special assessments every year that amount to a "mountain tax".