I think that may have something to do with the intense security burden recreational growers, processors, and retailers have to bear.  

I've painted floors grey before and it came out nice but I think black might be more stylish and less labor intensive than refinishing.

I have had good success with this but it can be pretty labor intensive.

Simply structure the deal so if you are the Buyer you don't pay the agent a fee that represents you and then adjust the price of the purchase down accordingly to that amount  and you have in essence saved the money thereby making it.There is more to this on the front side.

Interestingly, that is very close to simply using the 70% rule although I wouldn't rely on it for more than a quick estimate.I understand that I may need to adjust my desired profit based on the current market but don't have enough experience to know for sure. 

Adjustment depend on your other factors as well they are not straight shots as one factor affects sometimes many other factors as well so theres no way to quote rates on the fly with out fully understanding your loan scenario.

there's pros and cons to everything in life; overcome to power lines with attractive items of the house and/or adjust the price accordingly.

Thanks  @Ann Bellamy - you're right, didn't adjust for single family expenses. 

Year 7 of gains...really, some adjustment is necessary to clean out excess Greed.

I should mention that modified adjusted gross income is over $100K.