If the buyer doesn't have an agent, I would guess that you'd probably at least be able to at least come to an arrangement with your agent to take a reduced commission, since otherwise they would be basically getting a double commission for very little work.Also, just bear in mind that if they do make any of these adjustments for you, they are doing you a favor.

Your funny, I have never seen a unicorn, so, I guess I will never see a honest Realtor.

I guess my question is, what is my way in, how do I make it happen?

I guess I'm just trying to gain information, any information, that can help a young ambitious realtor.  

@Charlie Kleindinst I guess it depends where the prospect fits into your business plan.

Also, because of the number of properties we own and my personal tax breaks I actually think from a mathematical perspective it makes sense as I would guess this investor is in a higher tax bracket than I am in.  

I'm new to the Real Estate Investment game and I am learning as I go, which I guess means I have A LOT to learn.

Thanks Karl, So if the second is washed away, in this scenario, there is a huge hit being taken on behalf of the banks, which I guess makes sense if they want to just rid themselves of the property but it still tells me that they know something I don't in terms of the actual value...I feel like I am definitely not the only one who would see this and if there were no bids at the first auction, am I right to assume that there is something terribly wrong with the property that I am looking at?

He gave me his criteria and I told him that I would look around for him I guess birddog.

Its a guess as to what an appraiser might find and that makes estimating a value a guessing game, too.