@Roy N. is 100% correct.

Which one has made more of a down turn here in the past year, fix n' flips or BRRRRs? 

But we agreed that SFRs are not evaluated on ROI -- so it's a non-issue -- the sale WILL occur at the current MFV for similar SFRs :grin:All the time there's lots of smoke-n-mirrors discussions here and how someone approaches a deal is their problem. 

@Roy N. - Yeah, I'm originally from Trois-Rivieres.

As promised, here is a direct link to the listing for the house https://www.redfin.com/WA/Ocean-Shores/441-N-Spinnaker-St-98569/home/14766640

@Thomas N. , currently the offer is accepted at 37K but after the home inspection there is a lot more costly problem. 

Yes, that's average.  8-12 are not uncommon.You are on the correct tact to challenge all the nickle-n-dime fees.Personally, I would try to geta base fee to include...showing, lease fees, advertising -- (hey, you can't be the agent without doing these!)

thanks @Roy N.

Usually a paint job is clean, pole sand, two coats paint n primer.

Here's a few examples for those of you who wish to know:319 E Flora St, Stockton, CA 95202 - 1.03%729 N Sutter St Stockton, CA 95202 - 1.01%As mentioned above, where you land on the % test scale will largely determine your neighborhood.