For instance, I could screen my tenants and make sure I don't put sketchy people in there.

I’m just trying to help makes heads and tails of the situation if you’re already confident you can trust them.

Where's your head on this?

For instance, can I put down mulch or wood chips on the creek bank.

For instance, you still buy for cash flow but most of the time you can pay higher because financing is on our side right now.

Another consideration is where is the commercial market headed?

@Anthony NA@Brandon Rush hit it right on the head.

Seems like I'm at a bit of a time disadvantage even saving $1K/mo.I have yet to read his book on investment with low or no money down, but it's in the mail heading my way.

As a result, I paid a lot less than asking and the seller still ended up netting more money with my offer than the over asking offers.As I mentioned above, I've also had other instances where the listing agent yelled at me because I wanted to represent myself.At the end of the day, if you want to go at it on your own, show that you know what you're doing, build a good relationship with the listing agent and you really can save money representing yourself. 

Can't bury your head in the sand on this one.