I think the mistake being made here is ASSUMING all markets are the same.For instance I see a response from some in California that everyone wants to own a home.That might be because they are used to buying on appreciation and feel it is going to go back up wildly and don't want to lose out.In other states that do not have wild swings based on speculation and appreciation renting is very hot.In Georgia many do not want a house to own.Taxes,property maintenance,qualifying from lenders,market is still flat,does not want to be stuck renting out if they have a job transfer etc.So for those reasons apartments and rentals are hot.You have to remember what drove many to purchase was viewing the property as a refi cash bank.When that left so did a bunch of buyers.So I don't see this mass recovery.If lending loosened up a bunch and interest rates started to climb that would push people off the fence to buy.I just don't see the masses fixing credit to underwriting standards of today to create fast absorption rates from buyers buying property to live in.I do agree that pockets of the nation have started to recover and in those areas you see multiple offers such as New York urban core etc.The outlying areas across the nation are still very soft and will take time.

I'm happy to see the largemouth bass!

At this point, everyone seems to call themselves what they want and the trend is toward the soft and squishier "Private Lender."

I am looking for a general contractor since I do not have time to do a soft remodel myself.

That is true, I missed that, however it certainly jusifies a 21k offer, that means 38k needs to be added to get 59k, which includes no admin/construction/fees or soft costs getting there, which would suggest less than 21k for the effort to get it to the fmv.

@Bill Gulley Could i get a get and investor to settle the estate and do a side deal with son for $40kThis is what I was thinking:Find soft money for the settlement of the estate $60KHave the investor put a lein on the property for $60K at 12% over 2 years. (67200)Have a contract with the estate for $40k @ 5% (42000) $42k+$67200= $109,200Lease Purchase for $135,000 for the same to 2 years.My out would be to refi the house and hold it as a rental property.Flat interest all the way.

My gut tells me that providing a comfortable place to sit will help keep people in the house longer and also provide a place to fill out paperwork (hopefully offer paperwork).Also, I'm wondering if having a radio or CD player running with soft music helps.Since I'm not a Realtor, I don't have the opportunity to see reactions or hear feedback from buyers.

Joshua Dorkin, the selling was pretty soft but considering how much they played up the "No Sales" aspect I still thought some bent the rules pretty hard.I did buy a program but it was from someone who provided 100% content.

I provide all prospects with soft copies of our application and the information book for the particular property at the time they make a viewing appointment and tell them we process "complete" applications in the order they are received.

The agent/PM says it's because she is picky as to who rents but I'm starting to suspect a soft market and few inquiries.Best of luck in your endeavors.