Or flat out locked in till end of term.??

Some RE companies can offer you a flat price fee for just listing the property ( at least in my area), and you will be the primary contact for showings and offers.

and paneling. the carpet goes up wall to paneling (sorry I don't have any good pics right now).

A flat fee for listing the property and a commission offered the selling agent, and the sellers wanted to discount that too.

That is very typical of the types of motivated sellers I deal with: they can't afford to keep the house, can't wait around for it to sell traditionally.The house was not a prize...70's built 3/2/2 that had never been updated (think green carpet and paneling).

Even if it's just $5 per month, it makes a difference.Another thing is offering something for FREE with move-in such as a flat-screen TV or DVD player.

However you also get a large base of young professionals that stay in the area so it isn't just a student Mecca (I have actually only had one person that was a student and he was living with his fiancé that was not a student and he worked full time and was getting his masters at night).Good rents and I have never had a flat out bad tenant there.Prices aren't cheap but there are chances to get cash flow there.

The costs of panels could vary wildly and estimates were guaranteed for only 30 days. 

Post a copy of the summary (redact any personal information) and we can probably give a more detailed answer to whether the costs are reasonable or not.And don't hesitate to call the title company and ask them flat-out why the commission is on your side of the HUD and not the seller's.

Assuming you are doing a typical knock down, which is Not 100% coverage(there are small spaces between the new "blobs" that are knocked down) the small void/flat areas will show the old orange peel on the old walls.