And in your example i would be the buyer in the initial closing and the seller at the second closing following the rehab work when they would get comission based on the ARV.Sorry so lengthy, im just trying to understand this.

After awhile, you just start to naturally avoid those lengthy conversations.

It will be a lengthy and costly exercise, the money you spent so far is a pittance compared to what you could potentially spend, and you will be involved in a lawsuit. 

The potential for a lengthy eviction or serious tenant damage.

If the foreclosure process in your state is lengthy then the seller could spend more than 5k getting the property back if you default.

A $75k street become a $85k street if the market makes it so.....and it comes down to market being what a buyer at arms length is willing to pay for it.

Both of them work for the same employer, a federal agency that won't even verify that they are employed there unless we go through a lengthy and invasive verification process ourselves.

The foreclosure process is lengthy and expensive.

(sorry for the length...I like details)

That's a lengthy, tedious job.