And suddenly, just like that, this ain't a kosher conversation no more...thanks, guys!

I offer 2.5% to the buyers agent and my agent takes a max of 2.5% and often 2% so my resale costs are no more than 5%.

@Karla Gonsalves I don't know that area but when I was looking for a small bank (should be no more than 3 branches) I went to http://www.state.nj.us/dobi/bankwebinfo.htm and went to the websites for the non Out of State banks to get an idea of their size and locations.

You may have a personal preference for spending locally but there is no moral code for spending it hiring locally.I'm not a fan of companies shipping all their work overseas but I don't blame them.

I have contracts for no more than 60 to 90 days.

(Although we help expidite the knowledge of how to take care of rentals and tenants) We teach no more than 20 homes and you should be moving into MF.  

The owner lived out of state and had no clue as to what the market has done here.So to your question about an end buyer...and this applies to ALL sellers:Don't make the contract assignableRequire proof of funds in the buyers nameLimit inspection time frames to no more than 7 daysIf an end buyer wants time for financing, that is one acceptable clause.

Yeah Brian,you need to run your numbers again.Capex is not part of monthly calculations,8% vacancy and maintainance should be no more than 5%.Check your property taxes again,how much is it yearly?

(In reality around $340 extra a month since there's no more negative) Should I just offer someone to take over the mortgage?

I'm looking for a Single family home to hold and rent, no more than $130k.