If the seller is not represented by anyone (broker or attorney)-and she signs the purchase agreement is it a binding contract?

If you believe that the attorney representing his client is the dumbest person to every get a law degree, more power to you.And Bryan, I see you still are lacking maturity and common sence opting for confrontational interaction while exposing your lack of integrity and knowledge of the real world.

I do not deal with sellers that are represented by agents.

The "20 to 1" is not representative of a real consensus.

I represent some private lenders that are looking to loan money to investors in the Phoenix area.

The listing agent represents the seller and has a fiduciary responsibility to the seller, which means it's the listing agent's job to try to get as much money (and anything else) out of a buyer as possible.Most new investors don't have the knowledge, skills or experience to protect himself from a savvy listing agent.

Louis.Did you have an agent or attorney representing you?

Only use the sold comps that represent what most houses are actually selling for.

However, I've gotten several calls from agents who represent the properties or distressed owners who forward me to their agent.

I always look for the source of authority when representing a client.