I can't help but wonder if this was a hole in the plan, or perhaps that client had not followed instructions or something.I know that people are more likely to write bad reviews than good, so usually I'd take it with a grain of salt but it got me worried.

And at least in our market there a limited rep agents that will put properties on MLS for a flat fee 500.00 to 1k. with instructions to call the owner for all showings and to write the contracts etc.

Research the prior owner, property records, permits, etc.

Hopefully you have access to the cash lined up prior to making the offer. 

If they are like a BP-er where they thought their skill was what made them successful for the decade prior, then yes folding is the right solution.

Thanks Chris.Even if it isn't as economical as the days prior to dodd frank, can an MLO operate independently without being tied to a mortgage bank or lender?

I know that in the states I invest in the sale of the property triggers the assessors office OR the school board to know that there has been a sale of the property, most likely at a higher dollar amount than the prior purchase.

Several weeks after sale,  out of the blue I received a letter form a creditor that there was a lien for $600 on the property PRIOR to the sale, that the builder never paid and now they are going to put a lien on the property against my name.

in order to take the primary residence exemption you'll need to have lived in it for 2 out of the 5 years prior to selling it. 

I provided the 2023 booking history as evidence that is was in place prior to Jan 01.The $1M individual insurance clause got me.. we had to update the day we filed.