I would work with an experienced agent where good negotiating skills were table stakes and that's their value proposition (they do it all day, every day).   

I would think that at the closing table, the owner would have to clear the IRS lien with the sale of the property and then come out of pocket. 

@Becca F.If a 2-3 hour drive is on the table, people are sleeping on Reno in my opinion.

We use company’s data to estimate revenue percentiles, but I still recommend looking at our comps table to Benchmark similar properties and their revenue. 

The pool table is a great one I have found, especially if you find a nice one on the FB marketplace.

You could also get involved with your local REIA and try to partner up with a more experienced investor, depending on what you can bring to the table, in terms of value add. 

What I'm going to say is I see people who have experienced success in this arena, analyze many practice deals before they put their money down on the table for a real deal.

Most will likely stick to the technical limit of Sept 2021 when it ceased being a primary residence, but some may be comfortable going by the address on the 2021 return and others may explore a partial exclusion, depending on the reasons for your move abroad.If you'd like to read up on the technical rules, the IRS publication 523 gets into more detail than most people would like to know, but it does have some helpful tables and examples for different scenarios.

Title insurance, settlement fees, and recording fees can vary, so you could request updated estimates as you get closer to the closing date.If you’re expecting to stay under $5,000 out of pocket, double-check the loan estimate to ensure this aligns with your DPA and the amount you're being asked to bring to the table at closing.

its against HUD rules to acept money under the table.