Your realtor will likely say things to appeal to pity and attempt to push you into making a deal.

I'd let the agent know your feelings so you can attempt to fix it.   

Just because they’re attorneys doesn’t mean what they say is set in stone- you can and should investigate what they say and attempt to negotiate with them.Conduct reasonable business, be courteous and for goodness sake remember, they are just people too… not Grendels.

As we attempt to access the turnkey market I always try to find some companies that have good reviews that people love to work with! 

If I were you I would attempt to do a few deals on my own or see if you can joint venture with a local investor.

And the owner attempting to replace the kitchen counter top.We want to stain the wood floors (living and dining room and stairs), add crown molding, replace flooring (kitchen and family room), and redo the master bathroom to start (approx $14K quoted from the contractor).We're now getting cold feet.

Hi Everyone, This will be my first attempt to secure a hard money loan and I would like to know what to expect.Is the loan based on LTV or ARV.

Again, the spreadsheet with an attempt to identify  individual property variances and figure out what creates them,  Usually that is the degree of finish (new kitchen versus old etc...wood floor versus carpet)3.

Never attempt to use that to value a property; be sure at the least to look at comparable sales.

That is what a buy-sell agreement attempts to circumvent, there are business and life occurrences that trigger state laws, such as death or bankruptcy.