We're starting to see the fallout from this - borrowers cant exit deals without taking a loss but are refusing to accept this.SC seems to be doing OK at the moment, but Louisiana is seeing price declines.

The seller declined to offer any compensation for the buyers agent which falls on me as the buyer and the agent that provided me with the listing requires a 3% buyers commission.

You'd think 60 years would have cleansed all that but it hasn't.You might target social service and local agencies since this property was in the past a half way house or similar and was only converted to market housing to make the sale to you.

Let me just lead with EXCELLENT customer service.

You're running a business...you are not a social services provider. 

Welcome and thanks for your service!!

We want to plan in the most tax vantaged ways (which includes keeping future AGI as low as possible) and open to new-age and creative concepts.Respectfully ask to keep discussion to topic vs. selling one's self or services seeking new business.

It means the seller has listed the property with a flat fee listing service.

Is there a certain direct mail service they prefer?  

I like the tub (it wasn't cheap, about 12 grand) but there's not great service options where I live and not sure if I would get it again since I mostly have to take care of it.