Guys, I ask that you reflect on all of this, be in the shoes of a tenant who loves his little fluff ball but may not have the means like the landlord does, please be a little more compassionate.

Be smart about it, but it's not unreasonable to expect them to earn your business- if you are expecting this agent to find listings for you, take you out every afternoon, low ball offer a dozen houses, etc then given that amount of work a buyers agreement makes sense this early in the game.

My Commercial Sale will still give me over $100,000, plus the HELOC money to use and I can start looking for the next Pool Home to fix up and rent in case I want to live in a wheelchair friendly home where I can get my exercise when I am in town in the backyard Pool.

You just need to get started and it will snow ball from there.

(Property has a morgage of $3200 and we have a lease purchase agreement in place on a two year lease at $3000 per month and collected a $25k non-refundable down payment if they exercise the option to purchase at the end of the 24 months)

It could be a media room, exercise area, kids play area and storage, which are all valuable.

(b) All Lots shall be used for private single family residential purposes.

Waiver.The failure by either party to exercise any right, power or privilege under the terms of this Agreement will not be construed as a waiver of any subsequent or further exercise of that right, power or privilege or the exercise of any other right, power or privilege.

Select from a larger selection of properties for sale (in any condition), including condos, townhouses, mixed-us, multi-family, single-family dwellings and those that do not currently meet FHA standardsWhen offer is presented properly to seller, 203k offers may be advantageous in a competing offer situation as the seller does not have to fix-up or repair the property but instead allow the buyer to include these items into their 203k mortgage and complete the improvements after closing using the buyer's own style and design.203k Benefits to Home Owners & Sellers (not all inclusive)Market property to more buyersAllow buyers the opportunity to renovate, upgrade or improve to suit their tastes and preferencesNo need to settle for low-ball cash offersCurrent condition of property not required to meet FHA's property standardsBuyer is permitted to correct any property deficiencies after close of escrowNo more inspection concernsAbsolutely no repairs are required prior to close of escrowSeller not responsible for cost of repairs/improvementsTransaction will close with property in "AS-IS conditionClosing occurs in 45 days203k Benefits to Realtors® & Lenders (not all inclusive)Increase income by selling more homes and originating more loansRaise real estate values by improving homes and neighborhoodsDecrease foreclosure inventoryHelp buyers who previously could not buy homesHelp seller/owners with properties in outdated or fix-up conditionSpur economic growth by creating job opportunities for the construction/remodeling industryPromote an under-utilized niche program that not many Realtors® or Lenders understandRevitalize your community203k Disadvantages (not all inclusive) upfont MIPMI for life of loanSupplemental origination feeInspection feesTitle update feesmore complexmore moving partshigher interest ratepossible longer closing timeBut working with the right 203k Lender, a contractor with education/experience with the 203k, such as a Certified 203k Contractor, the benefits can definitely outweigh the disadvantages. 

Local community banks have a greater capacity to be flexible in their lending criteria, but only exercise that flexibility to the extent the know & trust the borrower.