If this means something to you, don't worry so much about how sharp your pencil is on the calculations.

If they fight it, then all bets are off but unless it's someone really sharp or you have really messed up it should not stretch beyond 2 months.

If you don't mind I would like to share your story and keep a sharp eye on him when he answers my "what would you do in a scenario like this" question...

@Ky Sharp is right you gotta catch them before they are listed with an agent.

Keeping those things in mind, I began to narrow down my expectations and am able to have razor sharp focus on achieving my goals. 

Should we do a greed check:) You will also most likely need to run your deals past your broker too, lucky for you he or she is probably sharp enough not to allow what has been suggested, you put your client seller in that mess only a relative would forgive you.Now, if you are acting on your own, not as a Realtor you might pull something out, there was a good suggestion, possibly, about refinancing but I'd not do it as an owner occupied, that could be seen as fraud turning around and selling after a refi.

I'd avoid HML until you have experience because it's a sharp double edged sword. 

This took way longer than expected, was harder than expected, cost more than expected, and was bloody at times (P.S.A - utility blades are very sharp).

I will try a small road roller or lawn roller this will smash all sharp glass.

Even if your agent is keeping a sharp eye out, you must realize, a lot of other people are looking there too.