I forget-How is commission split again if a broker completes a deal together with their colleague/associate broker and say one broker has a commission split at 65% and the other is at 70%?..

I was thinking since you are the buyer that the seller would be paying commissions to the realtors.

This commission on our first deal will be used to lower purchase price. 

You could even go door knock some duplexes and see what the owner’s deal is, also buying owner direct can cut the Realtor commission out.

My simple recommendation based on the Gary Keller book Million Dollar Real Estate Agent was to spend 10-12% of my gross annual sales commission on marketing. 

In the case of some liens, their claim to the title becomes stronger than yours in the foreclosure process so you might lose everything.But the biggest reason buyer agents steer clients away from foreclosures is that foreclosures don't offer any buyer agent commission. 

My market is fairly small and I’m not a tire kicker he knows I buy and sell with him traditionally so while my commissions might not be the biggest they are steady.

If I like the propertly I'll buy it myself instead of paying you assigner's commission. - ...

The better you get over time at seeing those unforseen costs the better your profits will be on each deal.The "best" formula is to take the ARV and subtract the known repairs, taxes, holding costs, closing costs (both ends), commissions to sell, your preferred profit, ect. and what will be left will be the amount that you should not go over when purchasing the property.All this will depend upon how well you (or someone for you) estimate the ARV of that property.

When you have A Buyers Rep Agreement Exclusive can you charge the buyer a fee besides the commission your getting paid from the seller?