I'm finding many sellers are unrealistic with their asking price and agents are over reaching with ARVs. 

Is it possible for me to do that without the seller having to pay the agent or do we have to wait for the listing to expire?

We didn't do it from the beginning, because we felt negotiations were easier  under my name with this particular seller, and we needed the seller to sign the contract ASAP before a higher offer was submitted. 

Why are people pushing the double closings if there are legal and accounting concerns from attorneys and title companies; and if that is the case why can't the wholesaler person attend the one closing between the seller and buyer she put together the way a typical real estate agent would. 

Taxes and Other Government Fees $716Recording Fees and Other Taxes $295 --> If I understand this the seller would pay for this.

I was wondering if it is normal to show the seller the breakdown of the repair estimate to explain why we are offering what we are for the property.

Can you guys share any unique method to offer the seller without insulting with low ball offer.

I want to do this in her memory as well as solve problems for sellers and buyers.

I don't want to be unprepared when it comes to responsibly/ethically connecting sellers and cash buyers on an all around "win-win" investment. 

I am looking to do a owner/seller finance on my 1st deal.