@Brett JurgensThe "2 out of the last 5-year rule" in real estate allows homeowners to exclude up to $250,000 ($500,000 for married couples) of capital gains from the sale of their primary residence if they lived in the home for at least two out of the five years before the sale.

True, your last SB was 1996, not 1995.

Quote from @Ryan Fox: @Trent Davis- I bought the property last December and didn't notice any foundation issues at the time. 

I closed two properties last night actually, both move-in ready, fully updated and rented. 

Would love to hear your take, especially with the way trerms have evolved in the last few years.

We had this happen to us last year

What about a claim for a last minute cancelation?

It's winter, hard to find tenants. the last thing we want is bad tenants who don't pay, though, so while it is listed a bit lower than market it is not a screaming bargain.

Any deal that I've found seems to have sold within the last 2 years, and its alarming as to why it's back on market again unless they have problems with the building and/or tenants.

Here are title cost numbers from my last deal in Lake Oswego ($625k sales price):Title agent fee: $1100Owner's title policy: $1425Recording fee: $350MERS: $25There may be transfer taxes depending on what county the property is in, as well.Chris