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. 

Some contractual terms are illegal under state law and it could create major problems in court.

The appraiser that he hires could just understate value as a way to get out of the contract. 

But in my opinion, the number of buyers that are simply looking for a place to park some cash is vastly understated.  

If the defense attorney offers to pay the prosecutor, the court will shred that attorney along with his (former) career.The seller's Realtor talking about how the neighborhood is dangerous opens him up to charges of discrimination, part of which is covered under "steering". 

While I am in the process of putting together my team, systems, and infrastructure in place I am having a hard time understating one concept: operating under a broker.