The company would PREFER to not have to do this, so I'm trying to think of a workaround to avoid it.Another option would be to have the seller reduce the purchase price by the commission, but this causes problems for the seller's agent (less of a commission for him, and he's selling the home for under list).

It appears the units are below market, however with some cosmetic repairs and perhaps some capex's I feel I could increase the rent by at minimum (based on local comps) 68%.I would offer 85% of list and estimated $20,000 in repairs/upgrades (this is probably a generous estimate - the property appears to be in good shape, basically needs a face lift).With all these figures, including the 50% rule, financing with 20% down @ 3.5%, I come out to a profit of $262 per unit and a cash-on-cash return of 9.53%.So, does this seems reasonable?

I just listed a house I have in Dyer (South Side) near 101st for $75k.

I don't want to list it and have them move out.  

Let me know if you'd like to be added to my mailing list once that has begun - sounds like we are targeting the same types of properties and I will be looking to wholesale.Cheers!

Welcome to Biggerpockets @Intisar Hasaan Check out the Marketplace, you'll find lots of listings from lenders offering their loans and services. 

It unlikely calls for a closing/sale without substantial completion, and the bank shouldn't have an issue with funding with a typical "punch list",  perhaps holding back a few grand.  

I think your able to refine you're efforts, and resources, to more get yo more fertile ground by using a refined mailing list.

The county tax records still list the original owner who no longer lives there.  

Write it up as a personal letter.When you do all that, then contact a local RE Agent to give you a list of all the houses in that neighborhood that have sold in the last 5 years with all cash.