Some agents do not charge their sellers the buyer-side commission if there is no buyer agent. 

Why are people pushing the double closings if there are legal and accounting concerns from attorneys and title companies; and if that is the case why can't the wholesaler person attend the one closing between the seller and buyer she put together the way a typical real estate agent would. 

For instance, use the tax amount that the buyer might encounter vs what you have paid since 1999?

I want to do this in her memory as well as solve problems for sellers and buyers.

I don't want to be unprepared when it comes to responsibly/ethically connecting sellers and cash buyers on an all around "win-win" investment. 

I suppose you could list the property as if it was a commercial property by disclosing all kinds of financial information, cap rate, etc. hoping that you might get a higher price, but buyers won't pay more than market value which is the "comps".Cheers...

Well, you can call it anything you want but it’s still a residential property and it won’t affect how a buyer analyzes it.

Personally I’m not there but I’d say it’s one of the top 4 places for an out of state buyer to be.

I have 2 great buyers and worki g on a third.

When the buyer decides to sell, you will reap in the remaining balance all at once which will possibly give you enough to get into another flip if that's what your investment vehicle is.