I would have the realtor present at the table and I would have the Realtor's 3% available to be paid.Many Realtors will make an installment sale look not attractive.Here are steps I take to make installment sales attractive.3 columns1.

@Lynn CurrieI install Elk Products in my own home and I really like it (http://www.elkproducts.com/)one of the good site you can get more information is http://www.smarthome.com/Hop this help.

I would go with option two as well, the advantage of option two is that if you were to find a property that had below market income you could potentially raise rents, install laundry, rent out garage space etc. and thus increase the value of the property since it is a 5+ unit complex. 

how can we avoid a lawsuit since the PGE man encouraged her to go to the doctors and that all the problems he fixed were fines (oh by the way, the items he fixed, were approved by the city as we had to get permits to install the things he found problems with).HELP!

Any revolving or installment debt including credit cards, personal loans, student loans, auto loans, mortgages, equity loans or property taxes and insurance on your REO's will be included in your debt to income ratios.

Additionally, you could install a wifi system for the property at far less cost and with really create a value add for your tenants.Cap rate for purchase is not relevant since you are anticipating a major repositioning.

Listen to this timeline for carpet installation:6/4: I did some research and looked around for carpet.

@David DachteraSome properties have sub-metering already installed. ( water usage )Option : piggy back system could be installed              owner could set-up a prepayment program             etcCurrent owner would be responsible, if the tenants fails to pay waterusage by December 1st on their property taxes bill.  

Aluminum wire is another issue especially is someone changed the device and install one the is not rated for aluminum.

@Brian GibbonsYes, seller financing is an installment arrangement, you're paying the grantor/vendor it's not a purchase money loan but equity financed loan.