By calculating the benefit to us of rapid principal reduction and some modest appreciation over time we can offer sellers more than market value plus the seller can avoid the normal hassles and costs of selling traditionally.

Rich Weese My plan as it stands right now is shooting for $25k ( todays dollars ) per month and increasing from there with debt reduction and inflation.

My offer would allow me to get some good equity going in, hopefully I get it at that price.My wife seems OK with it if we are able to get a further price reduction.  

Eric I respect your opinion but do not agree with the (ludicrous) remark.Every time I here this flat fee scenario it is the same as the FSBO.Simply put if it was that easy EVERYONE-EVERYWHERE would use a flat fee service.I do not know the types of properties you are selling but I suspect they are very well done rehabs priced in the middle to lower pricing to sell fast.In that case as I mentioned the price and quality will draw buyers and agents in regardless of the commission as appraisal is usually easier.I don't see this as all the properties on the market.Many properties have unrealistic sellers and buyers.This requires multiple price reductions,appraisal issues,more negotiations,etc.

Other recommendationsCheck out the red pill investor (focus is negotiations, the podcasts walk you through a conversation with sellers)You make your money when you buy.

Here are a few I don't love but I'm trying out:  The Red Pill Investor, Just Start Real Estate with Mike Simmons, and Real Estate QuarterBack Show.  

Like I said, our expenses are mostly rent and debt reduction. 

Couple that with about $200/mo in principal reduction and it ends up being an ok investment of roughly 10k.

And your example gives too much weight to the possible reduction...

Almost didn't make the offer.There are no magic pills or formulas, no secret strategies.