If you're negotiating directly with the seller, and he's motivated, then you might be able to get away with that and give a very small amount for the earnest money.2.

I told him there wasn't much I could do because it's not really worth my time negotiating with the bank & HOA for what's certain to be little profit but I told him I'd think about it.

He is somewhat elderly so not sure if this is normal negotiation in some circles?

Of those 7 contracts, 2 of those investors would like to add their inventory of 18 (between the 2).  1 has already started committing to me on paper and we are in negotiations for 5 additional properties.  

After some negotiation, the deal was struck. 

We have been able to negotiate some great deals and have been quite busy working on some new ones recently.

Never let mold be a deal breaker as long as they are willing to negotiate price on your finding, just make sure to do your due diligence, some of your best profits will be from problems that no one else wants.

Hello,  If  a investor/home buyer becomes aware of property before it is listed and views  it before listed and has even begun verbal negotiation with seller,   can the buyer sidestep the   acquired listing agent to save/negotiate RE cost for seller?  

The cost of other (non-new construction) houses in the neighborhood have no relationship to the cost you'll incur to build a new house.Your costs will be based on a lot of factors:- Location- Level/type of finishes- Style of house- Size of house- Whether you GC it yourself or hire a builder- The types of contractors you use- Your negotiating ability- How strategic you are with your designs to keep costs downI've built houses for $60/sf, and I've built similar houses in other locations with different contractors for $90/sf. 

In the past, I have always dealt with foreclosure properties, and have successfully negotiated many short sales for investors.