In these areas the 2% formula is an excellent rule of thumb (I use it myself).

Indeed, you could, over time, establish a relationship of confidence and trust with someone you have never met in person.

However, she herself does not deal with HUD or foreclosures--that's a different section of the company.I'd like to work with that section, and not lose my relationship with my agent.

i'm not fancy...i use excel for just about everything

man up, tell him it's a bad deal, and maybe you'll earn a lifelong business relationship.

Another thing I think would be just as successful would be to setup a relationship with a local furniture store where the buyers could go and spend $10-$15K on furnishings as part of the price of the house.

Send me an email if you are interested in exploring a working relationship.

Excel in my case but no reason Quickbooks or some other would do just as well.For rentals just take the format of the tax form (2307?)

It is obviously best if you have a history with the bank and a relationship with one of the players at the bank.

They seem to be an excellent way to hedge my real estate exposure...especially is the market keeps on sliding.Please let me know,Jim