In my opinion purchasing out of state is practically a flat line.

School district is average/low, but not the worst.Properties prices have stayed mostly flat last years because there has been quite a few development around with newer houses in the market.House has been two weeks in market and price has been reduced once by 5k.

.$800K for a 4 flat comes down to $200 per door.

However, I know that most of middle america is FUBAR financially, with little to no savings, credit card debt has spiked, and real wages are flat.  

but if seller's broker requires it (or negotiations result in the furnishing of one).. what flat fee should seller expect to pay for warrantying a single dwelling resale as seller to buyer for a year? 

Hello all.Since first getting involved and educated in real estate investing, I have consistently heard that mistakes will be made, well we made our first one and I wanted to put it out to BP and get suggestions of how best to dig out of this mess.We have been investing in Southeast, MI.I know, I know, insert jokes here.Recently, we cash purchased a 2/1.5 home with a garage for 22.5K, about half of what the seller was asking.The seller was an estate of a family member that lived in the home and recently passed away.We were aware the front concreate porch, was pulling away the home and the design of the roof connected to the front porch.We knew we would need to repair/replace the front porch and we set about 20K for repairs.We were also aware that the home had lead based paint.We got quotes for the porch (15K) for the porch and getting the lead paint removed and repainting the home (4.2K).We also got a quote for siding which was 19K.This was obviously over our anticipated budget.We realize now that we made a mistake buying the house because the area we bought the home in is flat or slightly above flat growth.If you were in this position what would you do?

The land itself is fine - wooded but flat, zoned for residential building, etc.

Keishee Hill I'd love to chat as I just bought a two flat in Woodlawn and I am looking to buy more properties on the south side of Chicago.

Clifton, real estate agent on the sell-side limited service agreement, on buy-side when no commissions are paid you can do a flat fee. 

Our loss  looks like it will be in the 50K range when the smoke clears, but better to amputate, than bleed to death slowly. lol  Naturally as an investor I know that losses are a risk we take, but when you are flat out taken advantage of, lied to and or ignored..that raises lots of other issues.