They do a pretty good job and always stick to the budget. 

The tricky part is being a new investor with not a lot of cash in an area where the property is very expensive, finding anything under 400k is usually pretty surprising.

Usually in a regular contract the seller covers a basic title policy for the buyer but special endorsements added to the policy are the expense of the buyer.Anything is pretty much negotiable.

I'd imagine it's pretty clearly outlined that it's X amount of time AFTER the Broker himself is paid.

For a flip- the 49-79cents sq ft laminate from HD would look pretty.

Account Closed $300/sq ft is pretty typical in the Bay Area but a lot depends on the level of finish.

What I was hoping was to slow things down, but this actually ends up being a pretty complicated scenario. 

The others are correct, unfortunately - in pretty much every instance now, if a lender is going to consider a short sale, they need to see that it has been marketed on the MLS for a period of time.

They were pretty firm with my situation.

And you should jump in, the community is pretty great here.