Currently own on a wrap.I hold title.The reason I am selling is I have some other big projects I am working on.There is a very well qualified buyer who has over a million in cash.They are going to basically take over my wrap position and the seller who owner financed me agreed.The way I was going to structure this is the buyer wants 3 more years on the note at 5% then cash out.I would get note balance amended as well to wipe out my cash credit from the seller that I had.Then once changes are in place simply sell to the buyer where I assign my rights and title to the property for a fee.The money I get will be substantial 6 figures.I will not have owned the property a year yet so whether I pay commission to my brokerage or have the corp for the apartment show a gain I think it will be taxed as ordinary income.The buyer is fine with this but was wondering if it should be structured to where:"I am not sure the best way to structure it, but I think the down payment needs to be part of the purchase price for tax/depreciation/refinance reasons.

OR should I just go the route without haviing a buyers agent to repressent me and just save the commission?

I have a hard time valuing things based on the, "Principle of substitution" that NAR has promulgated to optimize their agency model commissions.

*Should I just submit an offer through the Agent (since I have no experience under my belt), or tell him I'd like to work this transaction on my own (ensuring him he will still make his commission, of course), dealing directly with the owner, and allowing my negotiator to deal directly with the bank?

Our arrangement changed to me getting a commission for each deal done.In the mean time, she opened her library to me and I started soaking in all the timeless principles of buying right.

Further, they're all commission sales jobs.

ARV at this level is close to 2.5, so if it was a flip after holding and commissions 8 months atleast turn around time on rehab plus sell still looking to make 650k

This deal can go south quickly as you have your additional costs on top of your construction bids of closing costs; financing; insurance; utilities; property taxes; permits; realtor commissions; NJ transfer tax etc..

Approach them and make them an offer, offering them to keep the commission.

He was very helpful with me during the rehab process with construction challenges and graciously offered a 1% sales commission.