There was an all cash offer which would have cost me around $400k in capital gains. 

Interest is the cost of borrowing money and, as the article says: “As long as you’re making that money work for you—for instance investing in other property—and your rate of return is greater than your cost of the HELOC, it’s a good tool”I am paying roughly 4.5% to borrow money on a HELOC that is making me a minimum of 20% on my investments.

Hi, wondering if you are entitled to commission for a property and you are the buyer representing yourself, do you get the commission in time to use it toward your closing costs?

Dan Powers - New Western

If you win, they will have to pay the extra expense of the filing fees, etc, on top of what you say your damages are (which would be the cost to hire someone else to complete the job).   

Transaction costs of selling, then buying will mean a hit to the equity that you have, plus a likely tax hit.

Also consider what your cost in time and money will be in trying to recover the money. 

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Additionally, repair costs (if any),  all closing costs are covered by the buyer, and there is no commission!

Having been a PM in commercial construction for 15 years they do not control the acquisition cost or disposition cost.