If it wasn't a nonpaying tenant, it was an angry one, or one threatening to sue me, or a neighbor claiming my property was damaging his!

One thing is certain as an investor you don't want you money held up in the court confirmation process for a few months.Your interest is in purchasing the probate property from the Executor/Administrator as long as they claim IAEA powers and filing Notice of Proposed Action.

As all these problems arise again, it will likely swing back to sellers understanding that it’s going to cost them just as much for the firm to represent them in the event of an unrepresented buyer as it would if they just paid a buyer agent fee, but they’re more protected from future litigation if the buyer has their own representation vs claiming they were misled by a seller or seller’s agent.

But they still expect the high prices and most of those are sitting as well.I think largely the listing prices right now are unrealistic except for all cash buyers who only want to make a small return.So I think they want it to be on the move but I am not convinced that it is at this point.  

There are so many opportunities, yet those that refuse to take action often make excuses and continue to claim others that made it were lucky or started at the right time.

I filed a claim and my insurance company is estimating the damage currently.

I live in a tenant friendly state hence the tenant normally wins under the circumstances unless you have evidence to back up your claim. 

I hope you like smokers, because they all smoke like chimneys and have no regard for flicking butts on your property....eventually my parents went on a trip and of course the sober house people had a perfect view of them loading up their luggage, and what ya know after 25 years of not a single crime...they were burglarized, by a homeless junky ******* that was friends of one of the residents or was a previous resident....The sober house operators were ******** and not cooperative....their are more than a few of their patients were loud obnoxious gang banger types, giving the hard stares and intimidation types of attitude.Lastly.... on more a general note... the affordable health care act made some seriously horrible changes to the way insurance can deal with addictions....it used to be that their was a limit to how many sober claims a patient could make, and then the insurance company turned off the tap....now, a patient can relapse as much as they want and the insurance has to allow them back into another sober program...it essentially incentivizes the sober programs to fail, because it assures them a steady flow of repeat customers.Lastly, I found the few sober house operators that I came into contact with, during this time, to be vile phony insurance fraudsters and street urchins, acting like their title made them actual healthcare providers.Just my 2c...and sincerest apologies to the 10%(if that) of the industry that are a really providing a quality and ethical service.

Also, in the OP example since the living spouse sold within 2 years, can't they claim the husband and her lived in the house for 2 of the 5 years and get $500K exemption.

Tenant claims they don't know, initially a pro cleaned the carpet which actually spread the urine smell everywhere.