Conversely I end up representing out of the area agents when they buy in my market.And for what its worth, Im in the top 1% of agents nationwide, and still feel I should hire agents in the markets Im not as familiar with.

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I know the term "networking" is used a lot in college, but it's just getting out there and having casual conversations about things you're excited about ("Hey friend!

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I need to do my due diligence strike up a conversation maybe meet at the property (this is where I feel a real estate license may help me) by assessing the property and really understanding the costs of possible rehab if any.

I would be happy to have a conversation with you about your situation. 

The contract included: a bedroom to bathroom conversion, recessed lighting on the second and first floor, new kitchen, new powder room, and new vinyl plank flooring throughout the first floor.

I can send you some options, but I would need to have a conversation with you first. 

Obviously I don't know the exact conversations or what they were fixing, but I'd refuse to pay over the original estimate without detailed accounting. 

I am sure that @Shawn G. or @Bernadeau C. will jump into this conversation and give the details soon enough.