I don't put regular monthly expenses such as gas, groceries, electricity etc, these to me are part of the household budget and don't belong on the balance sheet, am I going about this all wrong?

It's helpful to read the language to understand what does - and what doesn't work to legally avoid due-on-sale clauses.Exemption of specified transfers or dispositions: With respect to areal property loan secured by a lien on residential real property containing less than five dwelling units, including a lien on the stock allocated to a dwelling unit in a cooperative housing corporation,or on a residential manufactured home, a lender may not exercise its option pursuant to a due-on-sale clause upon— (1) the creation of a lien or other encumbrance subordinate to the lender’s security instrument which does not relate to a transfer of rights of occupancy in the property;(2) the creation of a purchase money security interest for household appliances;(3) a transfer by devise, descent, or operation of law on the death of a joint tenant or tenant by the entirety;(4) the granting of a leasehold interest of three years or less not containing an option to purchase;(5) a transfer to a relative resulting from the death of a borrower;(6) a transfer where the spouse or children of the borrower become an owner of the property;(7) a transfer resulting from a decree of a dissolution of marriage, legal separation agreement, or from an incidental property settlement agreement, by which the spouse of the borrower becomes an owner of the property;(8) a transfer into an inter-vivos-trust in which the borrower is and remains a beneficiary and which does not relate to a transfer of rights of occupancy in the property; or(9) any other transferor disposition described in regulations prescribed by the Federal Home Loan Bank Board.

I believe the bank is forced to publish notice of foreclosure, but it changes so frequently, and you want to be able to check a comprehensive list rather than filtering individual public notices.I would start with a competent RE attorney in the area and ask them what resource investors / brokers use to locate foreclosures.Good Luck!

I have had similar scenarios when selling household items, but the scammers seem to have expanded the area - I was contacted by someone who tries to pull the old CL scam on me.

The report takes both ARMLS and Non-mls (closed sales) transactional data into account so it is most comprehensive report available.I have included a analysis report by sale type for November showing price per square foot sales are higher for shorts sales than REO's.http://myrealblogs.com/wp-content/uploads/2011/01/Pages-from-12-2010-AZREIAMeeting.pdfHistorical price per square foot sales by type:http://myrealblogs.com/wp-content/uploads/2011/01/Pages-from-12-2010-AZREIAMeeting-2.pdfSince this does not take into account specifiically the east valley, I cannot dispute your findings.

Is looking at household income important?

I really don't want to wait for it to happen and I don't think he's on any sort of meds.The rental situation in my area is pretty poor, almost everything is out of my price range and I love everything else about my household, but I'm already considering just biting the bullet and moving out because they're unwilling to deal with him.

I notice they also have a comprehensive plan document.

Travis, there is a lot of good entity and liability protection discussion above, so I won't rehash.However, you've mentioned more than once that you have high household income and want tax shelter.

The proposal specifically states that it applies to residential mortgage loans, defined as: “. . . a loan that is primarily for personal, family, or household use.."