So I have done a lot of reading on BP and the general consensus is anti guru.

Explain completely and honestly to the seller what you are doing, avoid any actions that constitute unlicensed brokerage, and actually learn something about real estate, and no one will have any problem with you.Not even me, and I am as "anti-wholesaler" as it gets on this site.Is it possible to be completely honest with sellers about what you are doing?  

Doing this on your own in a anti-landlord state like New York against a professional tenant is a fools errand.  

The title may be a fun way to describe me and my landlording activity... While I enjoy the real estate reality genre, nothing in a my landlording career would interest a  reality TV producer (no drama, by design). It...

I am anti self proclaimed gurus and spending $40k on nonesense etc.

I'm not 100% anti-condo.

Put down some anti slip strips, a non slip coating etc.

I was not in a hurry, and they were difficult homes to sell with unique features.It sounds like 5% is the typical rate (It is a violation of the Sherman Anti-trust Act to say there is a going rate.) in your area, and you are offering less than the traditional 50-50 split for the buyers agent.If your market is red hot, you should be able to sell this property FSBO.

I need to replace an A/C unit, fix a heater, put anti-tip on all of the stoves, fix some GFCI and some windows are broken.

case=16078...This is very specific to California and the use of an LLC in this case resulted in the attorney losing anti-deficiency protection he would have otherwise had if he had been the principal borrower on the loan.