Right now I’m trying to decided if I want to work as a property locator or in residential sales.

It's hard not to fall into this trap when digital marketing and social media advertising is constantly shoving all of these unnecessary products and services down our throats. 

I rented it out to a friend and have hardly made any profit after hoa and mortgage.

After 4 1/2 years in the Army, I’m now a student at ACI Learning, working on my CompTIA A+, Security+, and Network+ certifications.

First, I do question why your current LTR is not rented after 4 months.

We rarely have MtM renters because we charge a $400 premium after a lease goes MtM. 

Next day he came up to the sale price with the same commission , I said no

No service call triage, just send someone over.   

USPS forward and pay for the permanent forward service.

Below are a few ideas to think about.Appraisal Concerns: Include a clause in the counteroffer to address any potential gap if the appraisal comes in lower than the offer price.Closing Costs: If the requested $10k seems high, propose a lower amount or adjust the sale price to cover some of these costs.Escrow Deposit: Counter with a higher deposit to ensure buyer commitment.Financing Contingency: Make sure there's a clause that protects you if the buyer’s financing falls through.VA Requirements: Understand and prepare for the specific requirements and inspections associated with VA loans.Professional Advice: Consult with a real estate agent or legal professional for tailored advice.Communication: Maintain open communication with the buyers for a smooth negotiation process.Best of luck with your sale,KC