Instead of rent credits, just reduce the sale price by the total amount of rent credit the tenant would have received. 

Some even have rules that they do not want you investing yourself as the main focus only selling with clients so you have to check in advance.With the larger firms generally a new agent is put on a team.So if commission total was 100,000 to listing brokerage then about 50% or 50k goes to the brokerage.

Looking to hear options from the BP crowd to see if I can look at things a different way.existing property: est sale price 155-175k. about 87k pre-tax profit after closing. at 15% cap gain tax= 13k in taxes and another 6.5k in MD state witholding tax from the sale for a total 19.5k in taxes due.

However, the amortization is about $420 per month toward the principal with about $20,000 paid down total and since I did not put a down payment at all my ROI not really calcuable.

It’s also in a city I know very little about (Norfolk, VA) here are the numbers- I welcome your thoughts/ insights:$259k - sales Price (4- unit building fully occupied)$1460- total mortgage payment (after 25%) down $305- Property Management Feee (10%)$105- trash (total water is $315 p/m but seller bills water to tenants and has it written in the lease)$60 - lawn careTotal rents are $3050Owner says monthly expenses are low.The best case scenario is net income of $737 assuming $400 extra monthly expenses (for worse case scenario unexpected expenses which always come up) and assuming all the tenants pay their rent.Positives- - Seems to be a good cash flow if expenses are kept low and everybody pays- 4-plex is located in an 85% residential area- building is ok condition (built in late 70’s) except roof is 18 yrs old- all tenants are gainfully employedConcerns- while the neighborhood visually looked fine, according to crimemapping.com its a moderately high crime area.

@Frankie Betancourt Your best bet at this point in the process in my experience is to attend the Sheriff Sale and be sure to have the funds available, all sheriff sales I know of, like Jon said, are cash only and 'as is' obviously.

Perhaps as people start getting these inspections we can share some inspectors who aren't being total hard-asses?

**Seller currently has 3 properties in totaling $465,000.

You wouldn't need 25% on a fix and flip with a hard money lender it would be more like 10% to 15%  of total costs Most  HML will provide up to 90% LTC on deals not to exceed 75% of the ARV 

Total rental income - 8400Vacancy - 420Prop Mgt - 840R&M - 420Taxes - 848HOI (maybe flood also) - 400Cap ex - 800Utilities - 200Purchase price - 500,000Reno - 150,000Cash flow - 842ROI - 26%Even running numbers more modestly, I'm coming up with a 480 cash flow and 15% ROI.