You typically just attend whichever school is nearest to you geographically.

It is a typical contract dispute and an attorney can figure it out in an hour's consultation.

I plan to go the typical route , get a bank loan, bank appraisal, right along with contractor quotes to help bring down the appraisal price, but that  still will place the property as being sold for $40,000 under market value by the IRS's view.

-Is the 2nd mortgage bank likely to settle or do they typically settle in a situation like this?

For instance, I don't research the typical economic factors like growth, freeways, shopping nearby, population, etc... 

I've seen typical numbers of 1%-2% higher than your current rate.So whichever HELOC option you choose, please make sure you have a plan to pay it back quickly. 

I've seen typical numbers of 1%-2% higher than your current rate.If you are using a HELOC as part of your strategy just make sure you have a plant to pay it back. 

This is rather difficult to find though as you have to add square footage typically. 

@Andy Mirza I went over the report with the appraiser, the only Comp I questioned was an REO in the same building that sold two  months ago that was badly damaged, water damage in two locations, old carpet, damaged kitchen floors, broken HVAC, nothing new or upgraded and that unit sold for $234,000 as an REO.Is my agent a good one is definitely a good question, After the latest price drop I told her this isn't my primary residence so I don't have the typical emotional attachments some sellers have where they want the highest prices in the neighborhood, Do we have to do these incremental small price drops, I just want what the appraisal/market says it's worth or really close to it so lets get it sold, that's when the discussion about not pricing it at appraisal came in due to the buyers wanting concessions/discounts.I didn't know over 60 days on the MLS was happening in some markets. 

I've seen typical numbers of 1%-2% higher than your current rate when it adjusts.Most financial advisers will recommend against having varying interest rate debt....which is exactly what a HELOC is.