As a buyer, you won't pay any commissions so why not get yourself some bench strength and get a realtor who works with investors on your side. 

But you'll be hard-pressed to find one that allows you to use the end buyers funds for your purchase.

I spoke to Dr evictor and they don't do wage garnishment...if u know someone skilled in this, would help my most pressing need. 

Unless you're house hacking this property or claiming it as a primary residence, I've been hard pressed to find mortgage rates below 5.5% in the last month, especially with the fed increasing rates again last week. 2.

@Leah Klint, on the private side, I think you will be hard pressed to find anyone going in with 30+ yr olds upfront.  

The husband agreed this would be a good idea, and mutually beneficial, and said he would talk to the wife.I then met the wife, and I didn't speak with her about my idea to list their home under my account because we had more pressing things to discuss and her husband was scheduled to talk with her about it. 

SO I realized that people were calling that number but then my system would say "Press 1 to talk to someone about selling your house. 

Mitch,There is a lot of misinformation in the financial press about the capital gains exclusion when a rental property is converted to a primary residence prior to sale.

Nice work Josh...the more press the better.

You'd be hard pressed to get hard money that fast.