The idea being if they spend time and money (gas is not free) meeting and showing property to you then they are providing a service to you for which they expect to be paid for if you find a property.

I'm trying to buy a single family home as well for a flip that doesn't have a garage but would put one there as I think it's essential for a single family flip.The comments on whether an owner occupy buyer would be interested is very valid and could open to more potential buyers if the garage would be there. 

I have an engineering education, a career in oil and gas equipment manufacturing, and I would like to step into buy and hold real estate investing.  

Doing so will also help you validate and challenge your thought process.

currently looking into buying this property,it`s an apartment bldg ( fourplx)asking price 258,000 2014 numbers are as followsMaintenance - $2482 (includes 2 new fridges) Gas – $2300Hydro/Water – $4120Insurance – $2950Taxes – $4380Total Expenses - $ 16200Rental Income – $37,500Net Profit - $21250The building is heated by a natural gas boiler that is about 30 years old The windows were put in late 1980’s.The roof was done about 10 years ago.I`d like to know what is a good price to offer to owner?

If you can't have your buyer send an EMD into an escrow account or held in trust with an attorney (some states use attorney's as closing agents), then you likely do not have an up and up deal or are not doing the deal correctly.PLEASE PLEASE PLEASE people, do NOT give earnest money directly to any seller regardless if it is a competitive market, a wholesaler, an actual seller, current new standard practice in your area, or any other reason.I fully understand that wholesalers want to tie their buyer in so that they can't back out without risking financial loss and that is valid, but under no circumstances should that money go to them directly at the start.

This is their area of expertise.According to their website Bond for Deed (aka Land Contracts/Contract for Deed), is a really good tool for doing creative deals.There are also provisions for several of your listed issues:-Finding the seller when you want to buy for cash and get on title-Seller going bankrupt-Seller Dying without a will-Nothing on Heirs contesting will...On their website it says:Power of Attorney: Our contract includes a powerof attorney empowering Escrow Services, Inc. to transfer ownership of the property to the Purchaser upon full payment or refinancing.Bankruptcy: In the event the Seller files abankruptcy action, the Purchaser is protected by the Bankruptcy Code.Death: The death of a Seller or Buyer does notaffect the validity of a Bond for Deed.

I imagine some other sellers do as well, check the sidebar when searching.I did a quick search on HD and the only 22" inch depth washer is $899... http://www.homedepot.com/p/Summit-Appliance-2-cu-f...Keep in mind that gas dryers will require extra space behind for the vent and gas pipe.

I wasn't aware of them and they make total sense @Dev Horn Thanks for the validation

25 signs a week at least plus gas, time, energy, finding good locations, dodging traffic etc...