We have a self-directed IRA that holds 1 piece of property (undeveloped land), and I think the fee ($375/year) is too high.

This way not everyone is out of pocket for the whole loan amount, but rather just a piece of it.

I did the numbers so I could see how break-even or a little less I would be.That being said, you might be right that it might be a blessing with the bank giving me a hard time, however, I'm also banking on the fact that after 3 years and she still couldn't get her credit act together, we might just have a great rental property ... and if my sister-in-law could rent out the two remaining bedrooms for students @ $600 a piece, she would be laughing on her way to the bank and we'll have a win/win situation for all of us.Again, thanks for the advice ... much appreciated.Alex

Agents on both sides want to close, so they're trying to get terms that work for both parties, rather than both parties trying to get the biggest piece of the pie.Besides all that, if things are working for you with your current agent, then why rock the boat?

And even it's a good piece of the profit that goes to the agents, I've found it's worth it because the house sells quicker and for a better price than if I had tried to do it my self.  

@Spencer Shadrach,As you know, I have responded to many of the direct mail pieces I have received from wholesalers.  

You need to determine the capacity, powers and level of authority that seller(s) have as the person in charge.In CA, the court document which will best identify those powers is called 'Letters' however they may referred to by various names in other jurisdictions.With these Letters you can determine if court confirmation is avoidable or required.If required, many attorneys want to review your offer prior to his/her client (the PR) signing the agreement.

Thank you for your serice.Its hard to put a formula because some pieces of closing cost at fixed and some a % of the loan amount and some a % of the purchase price.

The process I have heard of is setting a date, advertise it, and hold some open houses, and at the auction have a piece of paper listing bids and names.  

I've had one that tried to claim Landlord was liable because someone climbed up on their open air balcony and stole a piece of furniture they had left.