I saw a collections guy give a presentation once and he just looked at the audience and said the best guide to future behavior is past behavior.

That said only offering list price seems extreme.It's hard to completely condemn the Realtors behavior without a little bit more info on the market, list price etc.on the surface though Realtor doesn't seem like they are doing well by their client.

I've literally never heard of anyone whose loan servicer invoked that clause whose ONLY naughty behavior was the LLC thing. 

The problem I see is that your succumbing to the irrational behavior of wanting to get out at the worst possible time.

The good thing about tenants, is that they change more often than owners.The fact is that most tenant behaviors can't be controlled by the landlord. 

And quite frankly as someone with children and hopefully grand children and causes I want to support with a legacy after I'm gone -  these are strategies I encourage in my own behavior and other as opposed to a philosophy of "who dies with the most toys wins". 

The internet will do you a disservice because you'll get advice from people who may not know any more than you.The perception of an impending recession will change peoples behavior in the same way perceived real estate mania over the last year or so has changed peoples behavior: it makes everyone insane. 

:)  Most should start by calling a banker then if banker says no dough then move on to more unconventional.....How much money an investor has access to is going to drive buying behavior more than what you want your criteria to be & this will drive you on how to find leads.

The next day I would call the husband and he normally apologized for her behavior and would make an effort to fix the situation.

If you do that, then your buying behavior will likely change.Finding a good manager is not easy.