If you're able to obtain and filter a list down to the point that it excludes the bulk of the people who aren't motivated, I think you'll find that the job gets MUCH easier.

Under these circumstances, this “modification” would be excluded from the requirements of Dodd-Frank.

If you have owned and lived in the property for at least a total of 24 months out of the last 60 months (2 years out of the last 5 years), then you qualify for the 121 Exclusion and can exclude up to $250,000 in gain if you are single or $500,000 in gain if you are married from the sale of the property.

True and yes, I'm aware and I don't want to exclude anyone.

That would exclude vacant land I guess ...

-For maintenance, I applied the greater of $1/sqft and 1% of purchase price (excluding closing costs) and divided by 12.

But excluding that, and the fees, it may not leave enough equity.

Separating your financial universe into a business side (incorporated) and a personal side makes a lot of sense for a lot of reasons, but liability insurance is certainly a simpler and less nuanced way to protect yourself from risk.There are certain things you can expect to be excluded from the policy:Malpractice - which is likely not applicable unless you're acting as a Realtor.

Excluded were the heir (now co-owner as tenants in common).

This alone excluded most of the others.