Originally posted by @Chris T.

And the standards evolve over time.In neighboring Santa Clara County (California), it has been 3% as long as I have been involved (20 years)Here in Santa Cruz County, the standard used to be 1% upon acceptance of the offer and increase the deposit when the first contingency is removed to 3%.I write "used to be", because at some time between 2007 (when I did my last contract with the 1% increased to 3% deposit) and 2012, agents in Santa Cruz adopted the Santa Clara style of full 3% upon contract acceptance.I suspect that your agent calculated 3% = $3000 and change, and he rounded it up to $4000, to show financial strength.That can make a difference.I recall writing an offer in 2012 on a fixer upper that was listed for $540k (worth $800k after $100k repairs).

Real estate, crowdfunding and IRS Rule 72(t) to withdraw from my 401k early without penalty are my vehicles to do that. 

I don't know how many potential LD investors I've seen lose their shirts on even the smallest of development attempts.I'm not trying to be a negative Nellie here but there are reasons why LD Directors for home builders usually make a 6 figure salary.

I've only worn what I had on that day, so sometimes I was working on the property when they came by and it was scrubby paint stained jeans and t-shirt, and other times, I was coming from work or church and I was wearing finer attire. 

Then you're the noteholder and could either offer some options to get them current, or you could start the foreclosure process and take the house back without losing your shirt.  

Chris T.

We've done two bathrooms recently using this tile for the walls:http://www.lowes.com/pd/Style-Selections-Blairlock...Yes; it's from Lowes; Home Depot may have something similar. 

I see this as a better investor style for myself.

Seems that there is a huge problem in Vegas and maybe the bank is perfectly happy having someone in the property who is taking decent care of it for free.http://www.lasvegasnow.com/news/new-law-designed-t...