Right then, while still standing in front of the seller, you're going to whip out your cell phone and call your personal agent to introduce them to the seller and help them get that listing! 

Coffee shop, cell phone store, gym, tanning, hair salon, insurance agent, dentist, convenience store, etc.

@Snehann KapnadakI think you'd be using a VLOOKUP function to find the value off the table...My point is that you can eliminate the "exterior" table all the together and be able to calc the numbers directly in one cell alone. 

Everything I can find on HUD.gov or otherwise with google defines immediate family as: (by blood, in-law, or marriage) parent, child, or sibling -- or spouse of any of these.

Although my blood is quite watered down, lol.

@Luke Carl feel free to PM me for my cell number and we can discuss via a phone call.

Do you have specific ones that you've had to learn the hard way, aka that are "written in blood"?

The part most of the blogs forget is all the blood, sweat and tears in the middle!

All it would take is one person taking a quick cell-phone photo and I could lose my notary commission.

Our brain cells will take time to even digest what’s happening now, it will take sometime before it can put all the pieces together for a vision for the future.