I need advise how to do a letter of explanation explaining that I helped my parents refinance their house 9 years ago and they are currently attempting loan modification or short sale.

I'm wondering how vital my presence will be as a first time buyer.

Once you have those, ask the GC if his drafter can add the modifications to those as-builts necessary for permit. 

Apologies for the rant, but I'm sick of seeing these optimistic pro formas done by turn key companies. I often see 5% vacancy, $50/m maintenance, and often no CapEx budget! Not to mention the PM fees that you will hav...

Then put drywall over it and fire caulk the edges, bam 1hr rating without a massive structural modification.

I had never heard of it prior to your mentioning it, but I think that each of their 5 categories for ranking are truly vital knowledge for anyone to have while looking at a potential school, especially if the student is from a lower middle or lower class family.

I went 5 years without paying and have recently started a mortgage modification program with the bank.

Having a great idea is a vital step to making it in the business world. Unfortunately, it is not enough on its own. You see, once you take into consideration all the things that can go sour like bad marketing, running...

The Houston, Tx. market (in my opinion), is positioned to be one of the first markets to rebound.My view is that it takes three main ingredients for a vital market: Plenty of inventory, qualified buyers, and access to cash.

The appraisal for a mixed use property must:  Provide a detailed description of the mixed-use characteristics of the subject property;  Indicate that the mixed use of the property is a legal, permissible use of the property under the local zoning requirements;  Report any adverse impact on marketability and market resistance to the commercial use of the property; and  Report the market value of the property based on the residential characteristics, rather than of the business use or any special business-use modifications that were made.