My boss was not happy that I didn't follow the company's multi-million dollar sales program but he changed his tune in my second year when I was a top regional (Southeast country type regional) producer, getting the newbie of the month and year awards (the kind of stuff insurance companies do).The psychology of the sale and knowing when to close always works, I have no idea of where you could learn that now in a seminar.

Again, a Texas law, here the provision for deliberately misleading a consumer is 3X the actual monetary impact to you and because it was intentional 3x mental anguish award and your costs.

I was just awarded a judgement and order from the Fulton Co Magistrate Court granting me the right to apply for a Writ of Possession 7 days later if he didin't appeal.

A court would rarely award speculative damages (short term rental occupancy would fall under this category), so why should you as the landlord?

I concur with what Andrew said... in our market builders sometime will write offers contingent upon the award of building permits from the city.

There should be an award for this. 

A few weeks later Auction.com called him and and said the other buyer couldn't close to they awarded it to him as the next highest bidder.

Also called “Virginia’s Long Weekend Address” here is how the Nelson 151 websites describes itself: “Nelson 151 is the destination for award-winning Virginia craft beverages, local food & artisans, unique lodging and amazing natural beauty.

In less competitive environments where we don't necessarily have to bake in hard EMD to get awarded a deal, could we perhaps do a clause in the PSA that says something like: return EMD if DD and finance contingencies are not met? 

We have won in court before on this, but more times then not, a judge will use their judgement and award a partial amount for the "additional cost" their untimeliness cost the owner in additional repair costs.