It is a hard sale for them.

@Barrington SmithI use this equationto back into my maximum allowable offer (MAO)ARV - Rehab Costs -Holding Costs - Purchase & Sale Costs - Desired Profit as a percentage ofARV = MAO

When I started focusing more on the surrounding counties 45 minutes outside a metropolitan city, my return on investment increased tremendously.

Other fees really depend on what kind of transaction is taking place, whether it is a refinance, purchase, sale, etc.

But that increase can come with a thorny issue: capital gains tax when they file their tax returns after selling.

The second thing is to know the rules of the sale, like all cash, no cash, no personal checks, deposits required the day of sale, pre-registering bidders, etc. 

Be an inside sales agent. 

Serious buyers, but need guidance on neighborhoods to avoid, what may be for sale now that is already income producing, areas to consider, etc.Thanks!

Last but not least, based on the size of the home, I try to find other properties with the same "footprint" that may be "for sale" or have been "sold" which may give you an idea of what the subject property may look like. 

Was looking at a small lot for sale by owner.