If you decide to pursue I would offer 3% higher than what your top dollar is in order to pay your agent and still have them do the paperwork so you are protected.

Otherwise my offer will be “X” because I’m going to have to spend “X” to pay someone to turn it back.Then tell them that a 1/1 in their area goes for “X” and that is where your offer came from.Just use “kid gloves” because it’s possible that some sort of disability (i.e. going up/down stairs) led them to chose that location.

The money you spend on the property itself would go in to the basis of the property to calculate your gain on the property.

@Benjamin Pifer If this is advertised on MLS or elsewhere, I would think this would have to be clearly disclosed as an additional fee to the buyer.If not, it could be an advertising or consumer protection violation, depending on how VA law is written.That said, the amount doesn't seem at all unreasonable. 

I had just gotten a new job, and this proerty was a 10 minute commute from the job and well below what I was willing to spend.

Busy brokers tend to not have time to spend heavily on small properties that make them a smaller return.There is a difference between transaction only and giving an investor heavy education on how to buy and evaluate etc. 

The word is out... it's the place were I grew up and spend time with my brother and family.Beyond the city of Lancaster, Lititz is a great place to check out too.Good luck! 

If there is an opportunity to improve the property, you might be able to spend a modest amount and get that to 40% equity.

All my LLC accounts are set up with them (I have a separate LLC for each rental for asset protection) so there are no fees to transfer the money. 

Sometimes you also gotta spend a Sunday night fixing a fence gate.