That approach and effort will go a long way for you I'm sure.

My coworker owns many houses that he rents out, and he swears by the approach you mentioned of going with the seller's agent.

I prefer to be buying when unemployment is high and improving, rather than low and approaching where it historically starts reverting upward again (and prices flatten or decline..)..

What's your approach towards the seller when you show them your contract?

Or does anyone have any strategies on how to approach this.

An idea I am looking into is purchasing a duplex for my first place in about a year or so and I would only rent one side cause I'd live in the other half and I would love to know if this is a good way to get into real estate and i would like to know what you guys think about that approach?

I may approach others at the auction who are doing the same and propose splitting costs since we would all be running searches on the same properties anyway. 

I like the 12 month approach to this deal, as I never want to over extend myself or put sellers in a risky situation.  

Always had in my mind that they would have to charge a bit extra to cover the mark up, but I thought it could cost less since they pay so little to the contractors hired by them (The Home Depot).As I was at the home depot store last night questioning about the cost to get their services done, I was approached by a few people in the store, asking if they could give me a price for whatever I need, but on the side (not through the home depot service).

I believe they are much simpler rental property with a more cookie cutter approach and can often attract better tenants.