$1,000 cash bonus if under contract by a particular date (paid through the broker)MLSPIN rules state that commission must be stated as a fixed dollar amount or a percentage of the sales price, but either is acceptable.I recently saw new construction where the builder was so confident of selling it himself that he listed it with a $1.00 commission!

my plan is looking like a BRRR is the best solution, IF the lender will allow NO money down or IF they will allow a 3rd private loan/family member to chip in the 10% or whatever I need for "skin in the game".from there, after 70k initial capital improvements to get the rent up, I would be 'all-in' (purchase of say 640 + 10 closing + 20 finders fee + 70 repairs) at 740k. 

We are fairly confident that we can negotiate a favorable seller financed deal.

My big why is to provide nice, affordable housing to good people while improving property and communities.

It sounds like things can now start to improve. 

I have a cousin who bought in San Jose in 2005 or so, were a bit underwater during the crash but stayed there, and sold in late 2017 with quite a bit of appreciation, to move to Saratoga, since their incomes had improved, and the school they were zoned for was not the best one in San Jose.

When he visited the houses to see if there was needed improvements, to his surprise, the radiators, and much of the iron piping in the kitchen, including the kitchen sink, were gone!!!

However, if you come across as confident. 

Up until the bedbugs, there was not any meaningful improvement despite counseling.

Being a midwest/rust belt raised guy, I'm confident that I can find very simple and cookie cutter 3 bed 1.5 houses for about 60k in Michigan, Indiana, Ohio for 60k-ish and rent for $700 a month in decent neighborhoods.