We are being told that it is standard practice to sign the following:Understanding Whom Real Estate Agents Represent - BuyingFlagship Communications Consent 1217Exclusive Buyer/Tenant Representation Agreement (MAR)Consent for Dual Agency (MREC)

.- No seller financing - Confirmation - buyer will be unrepresented ( no agent)- Closing costs will be split by the buyer and seller."

It all comes down to finding a good deal and leaving equity in the property for your end buyer after you take your assignment fee. 

@Jimmy Dudley  its sort of depends on where you live and closing customs.for instance on the west coast there is no such thing as a wet closing.. or having all parties come to the closing table.. simply never happens.so when we sell something here I usually go in and sign ( if I want to I can also just have them e mail docs and I sign and they send a courier to my office.. )this is done 2 to 10 days before closing.. then the buyers come in the 3 days before usually because they have their 3 day right of recession ( owner occ mortgages)  then the loan package goes back to the lender.. then the title company has to record in the morning.. and has to send recording numbers to the lender then the lender funds.. then the next day once this is done title company will cut checks or wire proceeds.. for us 100% wires we never get checks.. its always kind of comical when I am sitting in my office in Oregon closing a deal in some east coast state and the closing attorney sends me an email with the time of the closing and wants to know if that time is good for me like I am really going to be there..

A summary of that conversation is that the building's in good shape and leased out completely, but the seller wants a cash buyer, which is why it's priced attractively. 

We've got it listed at $259k.Recently received an offer and came to terms with the buyer for a sales price of $255k plus a few improvements (septic system, some additional carpet, etc.).

My question is: Contact the seller tell ask them to buy their contract for a specified price and then I tell my buyer what the price is & the ARV and then the buyer will buy the contract from me and then the rest of the transactions are made between the buyer and seller.

For those who don’t know what these programs are, these loans allow a buyer to purchase with only 5% down, no pmi (also on Jumbo purchases)Think of the purchase as a pie, the 1st mortgage lender loans 80% of the pie on a low fixed rate, the 2nd mortgage lender steps in and helps out with the otherwise down of 15% of the pie, and the buyer only brings the final 5% of the pie as a down payment.No PMI, No Escrows and when you Divide the purchase loan like this, you can Conquer the 2nd mtg by paying it off and you’re left with only the 1st mtg payment …and again, doing it with only 5% down and No PMI! 

SFHs generally are very poor cash flow wise. 

I am looking to see if anyone is using any tools or signal ...that help estimate when things are getting to a point when it's wise to sell due to indicators ....even if market rises more..its ok...long as I have the ability to know that things are high in value...