But your best bang for your buck is going to be with a nationwide intermediary service that has enough economies of scale to be in the middle price wise. 

It was a rental and needs about $3k-$5k of rehab to put it back in service based on the cost of my last two rehabs. 

I am going to add into the inspection objection a point about the water heaters being original and likely to fail soon, along with full AC/furnace service in an effort to reduce the risk on those fronts. 

I informed her that I no longer needed her services and now she sends me a list of all these items that were never discussed with me, were not on the statements and she has gone back and added them. 

Thank  you all for reply,  I just feel not safe to draft it  myself ,so thought that it is better  to pay for  professional service 

I wanted to take a moment and introduce myself as well as get more involved in the local RE community.I'm 25, moved to New York City (Astoria) about 3.5 years ago, and have a full time corporate job in Financial Services Consulting.

I really want this house for my family, but do not want to run into title issues as the home is very expensive already.Emails from sellers closing company / servicelink who is working for Hudson&Marshall...Email I sent to service link.."

Offer your services for free to a wholesaler or some investor so you can learn.

I wouldn't be surprised if they ended up doing Titles, Closings, Foreclosure processing, HELOCS, 2nd's and servicing.

I imagine after years of being in foreclosure/bankruptcy his credit is already too far gone, plus hes in his 70s with intentions of RV life so its not a big priority at this point.I asked him if he wanted me to pursue the short sale option and he declined.