I price higher far out and bring my prices closer to market as dates get closer.  

Buying through an agent may provide more transparency, while sheriff sales and auctions can offer deals but often come with risks, like limited property inspection or legal complications.

After that, they sent a few messages mentioning they were working with a couple of probates and would get back to me.To date, I haven’t received anything, and my attempts to reach them have gone unanswered.

Here is what the IRS says on the subject: Election for Husband and Wife Unincorporated Businesses A business owned and operated by the spouses through a limited liability company does not qualify for the election Only businesses that are owned and operated by spouses as co-owners (and not in the name of a state law entity) qualify for the election.

This Section will not alter any date in this Contract, unless otherwise agreed. so you wont sue at this point you will go to mediation. 

If anything, when you accept rentals in the higher-end neighborhoods, the rent rate exceeds the voucher limit, meaning the resident has to have their own income in order to qualify.

I own property and do interior design for rental and investment properties so I stay up to date from my clients and local events I attend through RE associations and meetups which I recommend.

Our process server charges $40 within the city limits.

They're also happy to commit to whatever your closing date is and blow right through it.

In my state the standard contract used by realtors addresses this issue by allowing the agent to check a box specifically to limit the seller to keeping the EMD as opposed to going after "liquidated damages" like that.