You want to talk to an independant agent that represents multiple companies.

He can quote you hourly or flat job rate after finding out if you need multiple tones, baseboards too, etc..

That way your buyer has some skin in the game and will be less inclined to back out.

Getting into a buy and hold with only $25k could be a problem too in CA, so you would have to venture into the desert cities combined with leverage or go out of state.Investing in a syndication may be tough because you would not be an accredited or sophisticated investor, potentially making you ineligible.I would learn what I could on rehab flipping and/or wholesaling, use that $25k as your skin in the game (after you get fully educated on how to) and build more capital from there.

Buy the house at a good price (less than what you think is a good deal), double your renovation/expense budget, price it slightly below market value to try and get multiple offers.

How tolerable are agents on submitting multiple offers that may not get accepted?

I've been told by multiple CPAs around the subject of "is this deductible?"

Don't ever aim for full retail price unless your market is hot enough that you are going to get multiple offers.

I've read stories of people going through heaven and hell to get the contract and pocket maybe upwards of $10K (which is a big profit in this space as I understand it) fully knowing that the investor they sold it to is going to make at least that and probably a multiple of (not that their job is any easier).For all of that work, and assuming it really is the great deal you are marketing to your investor network, I'm wondering why not see the deal all the way through the flip and maximize your upside and the effort you put in?

I even contimplated taking the house off the market and waiting until after the new year.On a side note I have dropped the price on a house that was sitting and received multiple offers which drove the price back up.