I certainly am not in favor of zero oversight, but there is a grand canyon between an inspector who is friendly, helpful, will let me drive a missed nail into a hanger while he waits and generally takes a parental attitude and those who view the position as an opportunity to express authority and control and beat folks up for all fees possible.

So you'll probably have to address the electrical service- I did this on a triplex several years ago and it cost about 4 grand, if I remember rightly.

I think it sounds like a really good way to lose 20 grand.  

I am going for the volume route rather than the "grand slam".

this is of greatest importance when you also have nice, grand old moldings that would be a problem replacing or working around if you gut.

Assignment Fee - We know you need to make money but you can't hit a grand slam every time so price it fairly6.

Tell the agent to sign a contract immediately or you're going to show the house to the other buyers.No more messing around.Remind them you could probably get another 5 to 10 grand with all the interest heating up and they have until 5 pm to sign on the dotted line or their exclusive period ends and the price increases another 5 grand.Whatever fence they want they can build it after escrow closes cause it's not your problem.You can keep your "word" and maybe get more money if they fail to act by 5pm.It will be their choice not to buy it,not yours if that's the way they wanna play it.

Anyone I deal with I generally have them replace my earnest funds plus a couple grand, within 24 hours.

The difference in price is pretty negligible in the grand scheme of things. 

Indianapolis is a very small market in the grand scheme, but it can be well worth your time to establish relationships with brokers and wholesalers that control a majority of the deal flow within the market.