@Ashley WolfeI probably wouldn't use an agent for the off market properties unless they are sharp with common sense and can negotiate.  

Hey Jeff,Your experience seems pretty common with the new note investors I've met in the past year or two.

As for a trust, and ALL of these scenarios you should seek counsel from someone that knows the laws in your state, regarding real estate, taxes, etc.

While talking to my good friend and triathlon coach David Scholl we came to realize that we share a common interest in real estate.

If the seller agrees to pay them then I don't think asking for a discount is relevant.On the other hand if they weren't going to pay them then you would subtract some or all of them from the purchase price.You should strive for a win-win scenario, not to take advantage of the seller.

Think through various scenarios to ensure it is complete.

Fix and flip scenario. 

In contrast, large rips or indelible stains justify a deduction from the tenant's security deposit for repairing the carpet or drapes, or replacing them if that is reasonably necessary.One common method of calculating the deduction for replacement prorates the total cost of replacement so that the tenant pays only for the remaining useful life of the item that the tenant has damaged or destroyed.

And your results are common unfortunately.And of course the nice guys who sell them to you will buy them back at 50 cents on the dollar that's common or worse.If you cannot personally manage them and get them running then you need to cut and run is my advice..

A few more but I feel these atributes are not common in the REI businesses described here or by REIAs or gurus.