Good Afternoon BP,I am a full time Real Estate Broker/Investor in Greenwich, CT licensed in CT & NY.

I'll echo what others have already said: I charge a minimum commission on cheap properties, and that can vary according to how time consuming I anticipate the deal (and sometimes the client) will be.As a broker, even I will agree that a great many agents are grossly overpaid, and marginally competent at best.

You must talk to some hard money lenders (which can range from a private individual with cash to lend, to a quasi-mortgage broker who does HML and bridge loans - the former often being the easiest/quickest/simplest to the work with, the latter often being more like applying for a conventional mortgage), because you have to know the following about your financing options/costs in order to evaluate potential deals:LTV/down payment requirements, and whether they cover just purchase, or both purchase and rehab costs.

Let me see if I can formulate my question -- this is for anybody here that has had any experience with custom home builders that knock down old, small, 1950-era houses and put up 3,500 - 4,000 square foot mini-mansions that go for $800-$900K.I got a seller that has asked me to come look at their house down around 610 in the Heights. 

After many hours on Redfin, Zillow, and talking to a local broker, I've made up my mind that out-of-state REI is my goal. 

Well I am officially connecting with brokers and trying to build my lead funnel.

By an attached offer, did you mean giving the broker a ballpark number I'd pay in the email text or attaching a real offer form to the email?

Specific Goal: I'd like to buy my first small multifamily or single family property within the next year that nets at least $2000 a year after expenses and mortgage payments.Currently Working On:Step 1: Finding a real estate realtor/broker with experience working with investors in the St.

@Steve UhligKeep in mind that the drafters wrote the PAR Form so that realtors and brokers can use it.

The reason is there are so many aspects of MHP's that no lawyer usually has that breadth AND depth to effectively advise on so many topics.With that said here is my recommendation if you truly need an attorney:Get a generic real estate attorney to help with a purchase contract, if that provides you comfort.Bring in specialists for help if you have specific issues in a certain area you need help (e.g. zoning, grandfather status).I have a custom 15 page MHP-specific contract I use for investor-owned MHP's (this contract is mostly padded with seller disclosures and outs for the buyer if materials facts are omitted - everything from utilities, zoning, and financials), and then for small sellers I use a 3 page TAR form.