The pics are of the living room wall with the air return hole and the other two are inside the wall looking to the top. there appears to be a 2x4 header however I am wanting to cut down about a foot and a half run  new 2x4 studs against the existing stud and put up a new header consisting of 2 2x4s about 6 ft long  to hold across the top of the breakfast bar. however I need to make sure this is sufficient there is no second floor just an attic above the wall. any one have any knowledge of this kind of situation. hope I made sence here.

One idea is to cut them in on the profits of the sale. 

My wife was downstairs in the basement cutting someone's hair.

You put the broker in the awkward position of cutting their own throat, so to speak.

Leaving the utility bill in my name on a SFH and forgetting to cut it off for 2 months :(  

But you also may run across a portfolio that an investor is willing to share and you can cut down on some of the closing costs by making it one transaction.

Don't be lazy taking short cuts thinking you can wheel and deal like some used car dealer, RE is not a used vehicle, it is not just a widget.

A conventional realtor is just an expense that cuts into the profit so there's really no need to deal with them on most deals.

I feel like offering him a cut of the pie can keep me at the front of the line when it comes to getting my job done first over somebody else's in the hopper. 

I asked why he was selling and he said he does all the property management himself and wanted to cut down of his rentals and live off the sale and cashflow from the remaining.I drove home excited because I felt this was it and I was going to make him an offer that night.