Simultaneous closings are not an option everywhere, but a double closing is and although it costs more since you have two sets of closing costs and possibly costs of short term borrowed funds (typically called transactional funding), it is certainly a viable option and a moral and legal one at that.

Right now I have realtytrac, but looking for a more central based company.

I was thinking I would use a more professional letterhead than my yellow letters, use one of my company names, and pitch myself as a loan buyer who can pay all cash fast and can take over the burden of negotiating with borrower and/or foreclosing, etc.  

Is that a more realistic number?

Bottom line, me trying to navigate Homewyse.com for every repair/upgrade needed will lead to me missing deals, so I need a more effective/efficient way to arrive at my rehab estimate.

But, a more precise metric is the IRR, which considers all of the cash flows over the life of an investment, and discounts them relative to time.

luckily, the company i work for is all over, and I can hopefully transfer to a more steady spot if the you know what hits the fan!

Pay attention to the yellow labels on the returns -- sometimes they'll actually show you a more current forwarding address for your target recipient.

Personally, I think that you should focus on accumulating a more conservative cash reserve before purchasing a property.  

If you did not want her to show it you could have easily stopped her from doing so.You knew there was no balloon payment prior to signing the contract, sorry but to me this sounds like you have sour grapes since the buyer defaulted and now want to place all the blame on the agent.Lowering the price would have resulted in a more traditional offer.