Steven B's quote rings true...for everyone on this board, even Steven B!

I can tell you I do have experience and that the first thing is to get the ATR signed so that you can speak directly to the lender.If you are not listing the property for sale then the info should come from the listing broker and they should have an ATR signed from the seller with the lender or servicer.It's not that sellers lie in that so much they only remember some things and forget others.Not having one document can waste months of time with a short sale.Maybe what you are referring to the buyers is that a bank will allow a buyer to pay for a sellers moving costs or relo costs as a line item on the Hud-1.AGAIN you can't know what the bank is talking about unless your ear is on the phone and they are talking to you.They will not do that without an ATR form for sharing details.So anything you are hearing second hand is a waste of time.

Track the ads to see how long they have been running- if you print them off your computer put them (line listings, and occasional pictures) in a three ring binder for a great reference.

They've got a copper theft ring in the Carolinas.

You are you how ever that looks.Just be nice and people will open up to you often times without you asking anything.Remember: 2 ears 1 mouth, so you should listen twice as much as you talk!

Of course very very few do this, as it's very tough to sell for a reasonable price on the open market without a pair of eyes and ears on the ground.

Prices are high, quality is frequently low, contractors don't take ANY interest in the properties, so you lose "eyes and ears", they work on their schedule, and on and on.

Or will a letter fall on deaf ears?

PS Thanks Beachbum for the heads up on the legislature, i'll keep my ears open.

If you can win the battle between your ears, your most of the way home.