The 3rd floor unit is a larger 3 bedroom whose living room is on the second floor, with a stairwell to the bedrooms on the 3rd floor.

For larger volume (above 20,000) .004 - .0075 is more normal.

If you have direct experience with such buyers and lenders, you will be able to expose your must-sell now  sellers to a larger buying pool. 

Our maintenance expense in newark historically runs about 10% The 6 family buildings can be the toughest to manage and fill as compared to larger 10+ units or 2-3 family homes.

I also give them a choice of loan processing companies to escrow their taxes and insurance after the sale. 

Because of electricity generation and transmission losses, electric heat is often more expensive than heat produced in homes or businesses that use combustion appliances, such as natural gas, propane, and oil furnaces.If electricity is the only choice, heat pumps are preferable in most climates, as they easily cut electricity use by 50% when compared with electric resistance heating.

I would add in that you can buy on the date of their choice.

I like the bigger 16 or 17 inch tile; I think it looks better than the 12 inch tile by making the room look larger. 

IF your flip does not work out like you plan, if you run into unforeseen problems (see Occupants from Hell thread), if the rehab takes longer or if it does not sell or your market sees a steep decline in value the you get hit twice.First your investment property does not pay off as planned and second your LOC lender keeps calling and asking for additional or larger payments ... or worse, forecloses on your personal residence to make good on the LOC at a time when the value of your residence and your investment property are low (underwater).If lenders require additional equity in your investment property, look for another lender that will make a higher LTV loan OR look for someone who will partner with you on your investment property.Good Luck

The letters were "professional" and explained how I can help add value to their home sales process by buying as is, for cash, close on the date of their choice, etc.