. -  11% below listcommission + close = 8%195350 * 8%= 15628$195350 - 15628 = 179670$ net to the sellerfor a grand total of 17% below asking price. 

Does anyone have any good leads for private lenders in Grand Rapids?  

Hate to be a killjoy but,I doubt a bank would give you a 15,000 discount on their property and let you shop it for 30 days.Also there may not be enough cash profit after 60 grand in repairs unless your are accidentally over estimating the rehab needed.It's just my opinion don't take it for the Gospel.Give it a chance but, expect the counter offer from the bank to be near 40 grand.Hope I am wrong,good luck to you.

My preference is that I am less inclined to sell to a civilian because of the increased scrutiny & higher risk of litigation (not worth it to me for a few grand) .

You're in a position to make that only a grand or two. 

I get $700-$800/month for 2/1s east of Grand. 

It was a big deal when it opened, Mayor Booker was there to cut the ribbon for the grand opening.

Sometimes I win sometimes I don't.I think when buying incredibly competitive priced RE people get caught up in trying to get the "best" deal possible.A couple grand should not make or break the deal.Pick your top dollar and go with it.

I just wanted to see where I am in the grand scheme of things here...how old were you when you purchased your first property?

Obviously at this point you have to compare it to a super cycle or a grand super cycle given the level of retracement.I'm not sure I see that 400-1000 level possible.