It's like most things, you can pay retail or do it yourself or pay a knowledgeable handyman to fix.

I even went to postal office and the people there are also clueless since they mostly deal with regular retail mailer.I am hoping to get contextual guidance on how most of the other investors here are doing their marketing.

I decided to keep my license, but now I'm considered a referral agent.For the last few years I have been working as an IT contractor  (basically a tech-for-hire), mainly working in retail and corporate environments.Over the last year or so I have been yearning to get back into real estate, but this time I want to be the investor and not the agent.

If you ever find any properties that would make good flips in Milton, Pace, or NE Pensacola send them my way.  

Hi Robert,On the retail side you have the fixed base rent in the lease and then CAM per sq ft the retailer pays an estimated amount every month.End of the year audit shows if the tenant overpaid by a few hundred or underpaid etc.If the tenant does not pay the additional CAM shown from the audit year end they would be in violation of the lease.

Typical 3/2, 1,200 sq/ft, single story with A/C and 2 car garage rents for $1,195 and will retail for $180K.

To make $25K from a flip, you are talking full buy, rehab, and sell at retail (not "wholesaling").  

They just love the house and willing to pay retail for it.

I submitted an offer based on the cost of totally renovating the house for retail sale.

Since you are buying for yourself you are not acting as an agent but there is the potential that if you don't disclose that you are an agent, a seller might say that you took advantage of them by being 'more knowledgeable' and buying at a discount rate.That being said, I plan on still getting my license so that 1) I have access to the MLS 2) It can greatly expand my network and 3) it opens the potential for referral fees for houses that the seller insists on retail price.