They do title work and closings or every kind of transaction.

You don't have to go 80/20, you can go 60/40 for a lower payment and (sometimes) a slightly lower rate.

Hey @Keziah like Greg said you won't incur any cost from the buyer's side of the transaction.

The neighbors get foreclosed on more than typical neighborhoods and that keeps values lower for longer.2) HOA association decides to levy a $20K assessment on all owners in the neighborhood in order to upgrade everyone's windows, decks, roofs, and siding.3) HOA increases monthly dues by $250 per month in lieu of a large special assessment. 

@Sal Zizzo Request all the invoices, work orders and related documents on any transaction you are not happy with.  

It sounds like the lower response rate of postcards vs the yellow letters is a good thing?  

It's higher in rougher areas and lower in nicer areas.

Our numbers dont work out until about $500K is it unheard of to go in at such a lower offer?

I use http://www.resimpli.com/They seem to be priced significantly lower and have great customer service.  

They are fantastic people (mostly), but they are involved in the transaction not committed to it.