Some perfectly good HMLs do charge a good faith deposit (sorry to go against the prevailing wisdom here on BP who vehemently disagree) but to my mind the prepayment _plus_ the rapacious 5 points are simply too many red flags.

This property is in my hometown and a friend recommended a couple that would be perfect for the place.

At that time I had the brilliant idea that I should pay this off as fast as I can, and had several roommates over a 8 year period, and accomplished my goal of being 33 and mortgage free (perfect time to throw all my cash into a loan at 3.25% in a bull market.. mistakes were made) . 

The subject property is always brand new remodel with nice material, and the appraisers keep picking the bottom of the barrel comps that haven't been updated in 30 years, while passing over perfectly reasonable remodeled comps right there on the list. 

Vegas is a perfect example there are big billboards along the freeway with all sorts of discount brokers.

I have no problem giving time to bid a project I may be awarded (will only lose the project if my cost, working style, or availability are not in line with goals); however, I can't afford to give time bidding a project that a client may be unable to award, even if we’re the perfect fit (they don’t own or have the property under contract).

They were a perfect fit for me at that time:  no risk and no cash-out-of-pocket.

If you look at the total returns (not just cash flow), you're probably much better off investing in something today than waiting for that perfect deal that may never materialize. 

No one can predict the future, all you can do is plan for a less-than-perfect one.

Many houses do sell well over ask but that's not true for them all and I just saw a property pop up this morning as "price decrease" on the MLS that would work perfectly for house hacking.