For instance a listing came up last Monday and went under contract that Wednesday morning.

Good morning BP!

John Q would go out and look at properties at dawn, 4 to 5 in the morning, he thought that if anyone saw him looking at properties they'd know something was up at it would cost him more.

I'm located in the Dallas / Ft.

If I do decide to make an offer the investor offer period opens up tomorrow morning.  

not sure about the cost but spending a morning at lowes or home depot near the contractor service could be beneficial.

I am meeting with the guy tomorrow morning and can NO DOUBT get it under contract, he is already open to it after our conversation this morning.

That's always a thing with house proud homeowners, they spend a fortune on personal creature comforts thinking it will add value, but all it usually does at best is help the home sell faster.Looked at a house this morning where the owner had spent over $12k in the past year on upgrades and it blew her away when we told her it was all going to come back out in the rehab anyway.So upgrading a new house is a lot like art, don't do it with the expectation of financial gain - unless you're doing it professionally and for a profit.

I see you are from Dallas, Ari.

They tried to land in conditions that didin't justify it because they didn't want to fly back to Dallas.