If they are worried about hurting the sellers feelings then they do not understand the investor mentality, so you need to find an agent who also invests to understand what you are doing.

I would mentally be prepared for this fee to be at very least 1% of the property value, but they could just let you back out.

The up-for-anything mentality of this website should mean plenty of people could and should be jumping into these, no?

If you don't someone else will, that is the mentality the banks have with these REOs. 

The correct question (I just wrote about this on the blog in this article the other day) is:Am I financially and mentally prepared such that a real estate investment will improve my current and long-term financial position TODAY, regardless of short-medium term future market conditions?

I'd be willing to be that the average BP user has a much higher baseline need for cognition than average, but in general I think scratching that mental itch focusing questions that are both knowable and important yields better outcomes and sadly, I think your questions strikes out on both those criteria. 

WILL COLD CALL WITHOUT GETTIING MY FEELING HURT JUST GIVE ME A LIST (what do I gain; experience, confidence, entertanment)Trying to' help my parents get in a better position.My parents have paid off their trailer with land.they have .4 acer, would like to fix current trailer to rent out (2 bd 2 bath $875/month)so they would be able to purchase a newer more comfortable one to live in. eventually moving out and renting both units to add to their retirement funds. rent under $900 around here is impossible to find.only reason for not building is because of lack of experience and upfront $$.THICK SKIN 29 YEAR OLD WITH A LONG TERM GAME MENTALITY. 

You want to be mentally and financially ready for your first purchase here before moving forward, regardless of whats going on in the Real Estate market.

I used to do my own taxes but eventually you need to get out of the do it yourself mentality in order to grow your business.

I would LTR it and have the set it and forget it mentality, and look into getting a LOC on the 100k and finding another investment.So I would do Option 1 & 3ish assuming I like the property.