The realtor and I did business years ago, and we kept in contact over the years, holidays, birthdays etc, so naturally when I mentioned I was in real estate investing, there was years of established rapport and trust. 

Winter time it tends to ease up since it's cold and the Holiday's

If you just decorate for the holidays for guests, then no.IRS publication 527 should answer all your questions - https://www.irs.gov/publicatio...This is how I understand things, but I would work with a CPA on all this.

If they don't review after that, I give a day or two (depending if there's a holiday, weekend, etc.) and then I review them to give another prompt.

Alot of folks by years end are burnt out and well they take the holidays off..   

Being that it's so close to the holidays it's put me in a very mental bind to figure out the situation.

Being that it's so close to the holidays it's put me in a very mental bind to figure out the situation.

Being that it's so close to the holidays it's put me in a very mental bind to figure out the situation.

Oh, great gift for the holidays!"

your not going to get an accurate quote on a Saturday or Sunday or a major Holiday because the market is closed.