Also, I expect the properties in MA (on Cape Cod) will command bigger dollars where I would need the financing.

If I can get a good command on that skill, the rest will come.

Hope what is share is helpful...1) If you have a "Buyer's Agent", they have a Fiduciary responsibility to adhere to your commands, unless what you are asking them to do is illegal.

In the case where the seller was offering financing, yes, all cash does command a discount, because the seller carry back note would have only been worth a % of the face amount due to the TVM.In the case where the seller was expecting the buyer to come in with a 3rd party loan, the answer is yes as well, since all cash means that there will not be any sort of financing contingency in the deal.

Then based on their answer you go out and find them that property.You do not throw them overpriced trash and say (what about this and what about that property and try to talk them into it).You are showing you do not understand what they are asking for and are pressuring them to buy something so that you make a quick buck off of them.Some investors might have had money in cd's,treasuries,stock market making 1 percent or taking a loss even so making 6 percent a year is great for them and they are happy.Some are near retirement and want a safe,low hassle investment and are willing to take less returns for it.Generally they are wanting less problems to enjoy the time they have left on this planet and just want a tax shelter and to marginally outpace inflation.Others need to maximize cash and want a huge return so they can keep growing their portfolio to generate wealth.If you truly have an excellent deal you can ask more of a wholesale fee simply because you will have many parties wanting it.If I have a commercial wholesale deal that is off market that is a great deal then I can command a greater fee.The deal is so good that the investor just wants the deal and not to lose out to the next person.If you are selling a marginal deal to a buyer they will try to squeeze your fee to get the numbers to work.Hope it helps.

Building a portfolio of A and B properties commands the respect of lenders.

JBLM will lose a few thousand troops when the Western Regional Medical Command relocates to Hawaii, but otherwise will not be majorly affected.JBLM will continue to be the largest employer in the Puget Sound for many years to come, and the greater JBLM area will remain an excellent area for flips and buy & hold investors due to the high rental demand.

I guess where is it as well, I'm thinking Haverhill since that is where it says you are from but a different area could command higher prices, though still unlikely that much.Unless it is a place a lot of investors are putting in high cash, no contingencies offers on your best bet is probably the FHA 203K loan.  

@Sean Smith - I'd get a better handle on what exactly the rent will command and anticipate 10% vacancy with your #s - just to be safe.

I like the idea of asking your E-8 in charge of you or an XO type officer could also help point you in the right direction either way go up the chain of command.