In Texas, all federal exemptions are automatically exempt under state law as well.

If i see understated expenses, i would really like to see if they will give you a price.  

Quick response, no , overpriced, too small for private utilities, sounds like its overpriced, understated expenses..... 

I think I found a great home, my numbers look good, 50% looks bad, I face self-doubt and decision lock.I am not missing any expense CATAGORIES, so if I am understating them it would be in MAGNITUDE.I am willing to assume that sellers have the properties listed at higher numbers just in case someone offers, but my revised offered would be 65-75% below the list price.I would love to hear anyone's advice or comments.Thank you!

Nor are there research firms that have taken on this task--and even if there were, they would have to rely on data supplied from sponsors or investors, which could be over or understated or misunderstood.Even if there were such data, it wouldn't be all that helpful because this is the classic case of past performance isn't indicative of future results. 

For turnkey operators, the Capex reserves are often understated and I have seen many that the general risk of the area is overstated (i.e. a Class D property marketed as Class B).  

I don't think we can understate that truth since a vast majority of buyers use traditional financing.And if that's true, what evidence do we have that prices will stay where they currently are?

It doesn’t have to be a PR (remember a non-judicial foreclosure trustee sells at trustee sale; a partition referee sells with court order; a tax collector sis grated power of sale under State constitution, etc.Should a surplus (excess proceeds) be generated by any voluntary or involuntary sale, those funds are now available to chase by fiduciaries, other entitle persons, secured creditors of decedent, and down the food chain ending up with an heir or beneficiary class.In all, dealing with heirs can be frustrating because they are often so naive and driven by emotions of how they think the world ‘should’ work. 

What you can do is let that owner know that - under state law - they have the right to cut the limbs to the property line and dispose of the cuttings - and that you certainly support them doing so.  

I've researched this and found that the CFPB requires this number to be understated by no more than $100 but has no limit on overstatement.