What you don't see is whether there were credits or concessions, agent remarks about property condition, and photos of the interior of the comps.

Even though i have an explanation from the branch manager explaining how all negative marks should be removed and late fees reversed , still i received a call from wells fargo Wednesday the 15th telling me wells fargo will not be held responsible for any negative remarks .Wells Fargo would not even remove the missed payments to there own bank due to them locking me out .

Flood plain experience.....LOL, yes....You need to put in the remarks section of the listing that the city has done the work and that IAW the city the issue has been taken care of but it will take time to be reflected on FEMA maps.Another issue will be the lender when your buyer obtains financing, although some do not reuire insurance in the 100 year guess.

You did a remarkable job being so thorough and explaining things very simply for this post.

Contact individual collections agency and request a payoff amount (you can negotiate as well) and have them send in writing that they will remove the negative remark from credit bureaus.

One of the truly remarkable things about this forum is the experts here who have earned their credibility and our respect by repeatedly providing both the best information as well as excellent analysis.

Quite remarkable.

Let me make a remark here.

Account Closed I resemble that remark! 

We actually have remarkably similar numbers, i.e. about 50k in consumer debt and two properties, including our personal residence,with minimal equity.