I've not needed them but have met one of their principals, Justin Cooper, a few times and watched their webcasts, etc.

These days everyone here seems to have plenty of equity so it's a tool I have just in case.   

I've been structuring the deal with a cap of 75% on both the purchase and rennovation costs, now it seems I could potentially offer the seller 25K more in the offer, making it much more likely she will go for it.Alas, the more I consider, a HML may not be the best way to approach this deal, but I will offer it to her just in case she want money in her pocket before any title work is done.George thank you!

By all means, community or @Justin Campbell straighten me out where I've gone off course.If my logic is good anywhere, let me know that too so I can stick my tongue out at my wife when she's not looking.Justin, best of luck man, I don't know California at all.

Appraisal just in at 136K.My house: 4 bed 2 bath fully updated including mechanicalsAppraisal 1: 3 comps. 

@Tom Gimer  wow they must have done very well for themselves through the crisis.with our foreclsoures averaging 300 to 500k per that would be 10 to 15k just in auction fee's  we pay 2,500 to 4,000 total.. and its added to opening bid.. no commish on top

@Christopher Veljkovic I agree with @Justin Fraser. 

Thank you, Justine. :-)

If interested or have questions, you can talk to my colleague @Justin Brown to learn more.

lolThanks for being there for new members, @Justin Dossey, @Dmitriy Fomichenko, @Dan Krupa, and @Hau N.!