I made an offer through my agent at $135k that I felt was supported by the comps.The seller countered at $150K (the max I'm willing to pay), so I countered at $142,500.

What I've learned is you can't do everything yourself so build a team of professionals (handyman, plumber, lender, real estate agent, electricians, etc.).  

I'm a licensed real agent in the Atlanta area. 

The form was that we agreed to pay a $325 service fee to our agent.

I am a real estate agent here in Houston and I would like to help you in anyway possible so please let me know if you have any questions!

Tell them you will pay them cash for a quick close.When you do all that, then contact a local RE Agent to give you a list of all the houses in that neighborhood that have sold in the last 5 years with all cash.

Title company / Closing agents.  

Here is what it says:"Upon any failure of Resident to occupy the Premises for the full term of a fixed term tenancy, for any reason other than as provided in ORS 90.453(2), 90.472 or 90.475, Owner/Agent may charge Resident either:---A)all of the following: i) all rent, unpaid fees and other non-rent charges accrued prior to the date that Owner/Agent knew or reasonably should have known of the abandonment or relinquishment of the Premises; ii) all damages relating to the condition of the Premises; iii) an early termination fee in an amount not to exceed one and one-half month's stated rent and which is due on the earlier of the date Resident gives notice to vacate or the date the Premises is vacated; iv) interest on the above amounts at the statutory rate from the date each was due, and v) all other amounts due at the times specified in this Rental Agreement; or prospective buyers or B) all actual damages resulting from the early termination, including but not limited to: i) repayment of concessions; all rent through the earlier date the Premises is re-rented and the lease termination date; ii) advertising and administrative costs to re-rent the Premises; iii) concessions given to re-rent the Premises; iv) the difference in rent if a lower rental rate is received from a replacement resident during the remaining term of the original Rental Agreement; v) damages related to the condition of the Premises, and iv) interest on all amounts at the statutory rate.

USA Today , New York Times, local newspaper, local real estate agent, local business magazines and a few national real estate websites

I am an Insurance agent by day and real estate investor by night and weekend.