My broker does not allow dual agency, so I can't represent both of us.I want to use the GAR contracts for my protection, and go through my broker (flat fee broker - I'll pay the transaction fee). 

I don't pay 7/8% to sell, standard here is 6% and we can go flat fee as well.#5. you assumed shine at $4K, maybe that's what put you $2K under.

Flat paint and commercial vinyl tile goes a long way instead of carpets or wood.

Im planing to rent the 2-flat house so probably low-mid end quality will be good.btw Im in west side chicago area. the property of interest is lcoated in forest parkthanks

My wife and i are currently house hacking our 2nd 3 flat and financially it was the best decision we've ever made.  

The payment is going to be about 1300 and even at high end rent of say 1100 he'd owe 200 more/month.He's not sure that would fly with his good tenant.He's done some checking with Realtor's and even the $2500 flat rate type is too much.

If the buyer flat out defaults then I have to cash out the bank.. as the collateral is no longer performing. this worked well for us in that scenario 

. $800.My Vegas have been virtually flat for 20 years but did at least have a boom then bust then boom...At least if you time it right you can get out with a little money.Supply and demand is what will make you successful. 

In fact last year I was outbid on a 3-flat by $70k and I was offered $17k over asking (List $329k, I offered $346k, it sold for 418k). 

Kitchen cabinets seems like they are in good condition, but flat, and currently stained that typical brown color.