I've been in commissioned sales for several years and I currently manage a few locations of a major retail company.Thanks to everyone that's already involved on the forums.

Depends, check with you zoning commission,  I know where I live older duplexes if left vacant for more than 12 months, reverts back to single family. 

The rule says you are suppose to take 70% of ARV then subtract out your remodeling costs.The 30% comprises of your profit, commissions, closing costs, inspections, appraisal, holding costs (taxes, insurance, utilities, landscaping), and staging costs.I've found that in my market and price point, the properties I aquire meet closer to an "80% Rule"

But private / hard money lenders don't have that, and depending on a real estate attorney who has written some hard money contracts doesn't mean they know the nuances of keeping you out of trouble with the banking commission or any other regulatory body.  

Agents commissions come out of the sellers purchase price.

It was getting crazy in 06 (bought a principal res this year...bad idea)/07/08, died down significantly in 09 (when I ended up buying a rental condo), and then picked up the pace again.Condo-wise, buying in 06/07-ish and after commissions, I'm seeing alot of barely break evens (case in point, my own principal residence that I sold before moving - that said, I paid less on PIT than renting an equivalent). 

Which was the Texas Real Estate Commission and their makeup, duties, abilility to suspend, how they do what they do with regard to complaints, etc.  

Most investors work with realtors and understand commissions, and are ok with paying them.  

But I can take over your payments and pay them religiously for 2 to 3 yearsOption two we turn this into an investment property find a buyer that just missed financing and have them rent for a while, work on their credit, pay down some debt, and then when they buy it, they pay full price, you have a sale  without a real estate agents commission, without closing costsIt takes 2 to 3 years to get that done and you do have to have an insurance policy and pay taxes but you got some great tax write off's from the IRSSo Mr. seller which one of those you like the best, listing it with an agent and paying the costs to sell, maybe paying 5 to 10 grand out of your pocket to get rid of the housedealing with a property manager and gambling with landlord-tenant law, me taking over your payments, or turning it into an investment property and selling it down the road for full price, no commissions, and no closing costs?

I personally charge a minimum commission of $5k per deal.