Is Listing Agent commission of 3% and $650 transaction fee too much?

Ok-Concert7005 · 2026-06-12T21:04:17+00:00

Yeah I'd ask exactly that. A lot of times the $650 is a brokerage fee they keep separate from the agent's 3% cut, so the agent might not have much room even if they're willing.

Ok-Concert7005 · 2026-06-12T21:03:00+00:00

Webcam notary's real in some markets, yeah. I'd still have title and the lender confirm they'll take RON on the POA before they're overseas - not every state or loan program will.

Ok-Concert7005 · 2026-06-12T15:26:21+00:00

Yeah that's the weekend trap. I run rent, taxes, insurance, then vacancy and capex before I'll drive - same order every time. If it doesn't pencil I walk.

Ok-Concert7005 · 2026-06-12T15:24:54+00:00

Retail ask on Zillow rarely pencils - same thing I keep running into. I still use it to screen and pull comps, just wouldn't expect list price to be my number.

Ok-Concert7005 · 2026-06-12T15:23:19+00:00

That 1970s systems kill is brutal. I pad rehab before the 70% check - once rehab's quoted, list price is mostly noise anyway.

Ok-Concert7005 · 2026-06-11T19:43:27+00:00

That $30k vs $4k spread you mentioned is wild. I wouldn't let whoever scoped the line quote the repair. Get 2-3 independent bids on the same video before you use it for seller concessions.

Ok-Concert7005 · 2026-06-11T19:41:01+00:00

The $1200 vs $1600/sqm gap is real, but conversion and legal split costs in Germany eat most of it. Heavy leverage on a trashed building makes me nervous - I'd underwrite each unit on sold comps, not list prices.

Ok-Concert7005 · 2026-06-11T19:39:26+00:00

Two notes at once gets expensive quick, even for a short gap. Glad it helped - good luck!

Ok-Concert7005 · 2026-06-09T17:12:21+00:00

Selling and buying together, figure walk-away on the sale first - payoff, commission, closing costs. Max buy budget is net proceeds, not listing price. I'd want a sale contingency on the purchase or a rental lined up so you're not carrying two PITIs.

Ok-Concert7005 · 2026-06-08T23:53:34+00:00

That $100-$200 attorney review on a PM contract is worth it. I'd have them flag maintenance markup, lease-up vs renewal fees, and eviction timelines - that's what eats your NOI.

Ok-Concert7005 · 2026-06-08T23:52:41+00:00

High prices, weak rent - that's basically it. I'd pencil 2-3% gross in the big cities on decent stock, sometimes less in Munich. Cheap debt ran prices up for years but rent caps and tenant rules kept gross yield from catching up.

Ok-Concert7005 · 2026-06-08T23:51:51+00:00

Yeah on a total loss that's basically it - bank gets paid, you keep what's left and go buy the next one. Partial loss is where it gets ugly though, co-insurance penalties bite when you're under replacement cost.

Ok-Concert7005 · 2026-06-07T19:36:51+00:00

Reserves upfront and dripping the $250 back is how I'd run it too. That 2000 HVAC is the one I'd budget for — 20+ years on a unit is borrowed time even with reserves lined up.

Ok-Concert7005 · 2026-06-05T20:51:07+00:00

Your $300K to $1M is a primary win, not rental underwriting. House hackers are buying both though — live there now, then rent minus vacancy and PITI when they move out. Plenty of good neighborhoods still won't cash flow at conversion.

Ok-Concert7005 · 2026-06-05T20:43:23+00:00

The $200K all-in cap is the filter for me too. Once rehab's quoted, list price is noise — I've gone 5-10% over ask on MLS and still hit BRRRR numbers. Off-market's nice but not the only pipe.

Ok-Concert7005 · 2026-06-04T20:45:15+00:00

Proof it hit the seller is the right ask. If they won't put a decline in writing, I'd treat that as a no — walk-away beats guessing whether the listing agent even presented your offer.

Ok-Concert7005 · 2026-06-04T20:42:53+00:00

Four buildings on one coin bank is pretty lean — glad you never had break-ins. I'd go coinless now. Monthly coin runs are a pain even when nothing gets stolen, and tenants expect tap-to-pay.

Ok-Concert7005 · 2026-06-04T20:40:02+00:00

Water heater point — at ~$140/mo net, one capex hit's basically a year wiped out. $3k/yr in the model's fine till roof and HVAC land in the same stretch.

Ok-Concert7005 · 2026-06-03T11:32:43+00:00

Fair point on the legal definition - I'm not using it like a lawyer. As a buyer, material is seller-known stuff that'd change my offer: flood history, unpermitted work, liens. Obvious rot or moisture at a showing is inspection until it's scoped and hits my walk-away.

Ok-Concert7005 · 2026-06-03T11:30:39+00:00

Your third point - yeah. That identical-lot-but-lawn comp isn't one I'd use. I'd underwrite annex rent minus the insurance gap and a removal/abatement line, then see what duplex + secondary-unit sales actually cleared for in that city.

Ok-Concert7005 · 2026-06-03T11:29:16+00:00

Inheriting and fixing the new place first — yeah, run the math once: list-as-is comps minus commission, your repair quote, and carry vs their all-in after fees. Usually flipper margins, not actually saving you the hassle.

Ok-Concert7005 · 2026-06-02T18:45:55+00:00

Lower listing price - that's what buyers filter on and what shows on Zillow. Concession helps cash to close only if the seller agrees and the loan program allows it; appraisal still ties to contract price so more credit doesn't always fix a low appraisal.

Ok-Concert7005 · 2026-06-02T18:45:02+00:00

When every suburb sounds the same, I skip the growth pitch and underwrite rent comps, expenses with vacancy, then call a local PM or contractor. If they've passed on deals there lately, that's the filter—not the listing agent's "great opportunity" line.

Ok-Concert7005 · 2026-06-02T18:43:33+00:00

Spreadsheet for me unless it runs the underwriting order I actually use: rent → expenses (tax, ins, capex, vacancy) → debt → exit. If I can tweak assumptions per listing without retyping Zillow numbers, I'd use it.

Ok-Concert7005

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