...thanks @Mike F. ...it's 2' at the highest point and stretches about 50'...I got a bid for $1650 to haul away the current rotting railroad ties and install the sandstone retaining wall.

Neither is perfect by any stretch.  

However, the fact that you're planning to use an FHA loan tells the  seller that the purchase may be a stretch for you - and it may be not exactly a lock that you'll get approved.

By late 1985, oil remained a respectable $29 a barrel but nosedived to $9 a barrel in about three months, a stretch of time that has since been dubbed ''The 90 Days That Shook Texas.''

Its because guys use a pick stretcher or kick it in instead of using tubes when stretching.

Especially in the first 6 months.I stretch out some of the other mailing frequencies - like every 6 weeks for owner occupants and every 8 weeks for probates.

All my faxes are electronic these days and come in my e-mail.If your stuff is old and breaking down like that it might be time to upgrade to new technology.As far as turning agents in the licensing commissions do not care about Ethics.If a broker or agent is licensed but not a REALTOR then you don't have a leg to stand on for an Ethics complaint.Sure you can go to the broker and they might release the agent but that agent can simply sign up at another brokerage again with nothing on their record.If you do have a license law broken the real estate commission will make you get sign and notarized under oath the facts you are stating.Only then will they assign an investigator to the case.Their department is stretched thin with limited resources just like everyone else these days.They get a bunch of calls from frustrated buyers and sellers complaining about everything under the sun.Their answer is always "file a report". 90% of them do nothing and hang up.Don't get worked up over the "multiple offer" situation.Whether you like it or not you will run into it again whether there actually is one or not.It's the cost of doing business.

That's not true by any stretch of the imagination unless you have zero dollars to itemize and zero deductions related to your real estate.

Mike,$1M apartment is not big by any stretch of imagination.

Like everything else, UFOs, Big Foot, etc etc. it depends on how rooted your mind is in the belief system you have and how far it is willing to stretch.