The listing agent is more of a transaction coordinator for you than an actual buyer's agent who is required to have your best interest at heart.So to recap, a regular buyer's broker who works directly for you will take your calls and texts and emails, drive out to properties with or without you, walk them for/with you, give you feedback on rehab scope and pricing, rental rates, comps, etc.

I want those receipts, I want those invoices, I want to enter them in myself , one by one into Quickbooks because I have too much money invested in this Industry to count on someone else (Other than an employee) to keep my accounts accurate and up-to-date.  

Handing your children $2 Million is asking it do be exhausted within a decade or two, unless you have supreme confidence in them to invest it wisely, which youth rarely has.

Now that you have them, you're pulling the old switcheroo on them and hitting them with a "low ball" offer.We keep our message TIGHT on our option as a way to sell a house that has become more of a liability than an asset for the homeowner.

Its much better than an ornry looking letter.

Assume $X is much higher than an investor would be willing to pay.

Exhausting and time consuming.  

Indicia: An indicia stamp is a postal marking rather than an actual stamp or a regular cancellation on each item in a large shipment of prepaid mail.

If that SAMs club envelope worked better than an invitation I would use them. heck I buy envelopes at 500,000 at a tine so they all cost the same.  

An actual cash offer for $100k is worth more than a offer for $100k contingent on a conforming mortgage, which is worth more than an offer for $100k with weasel clauses allowing a "wholesaler" who fails to assign the contract to walk.