The difference between the appraisal and the listing is 1,200 additional sq ft.The house is priced at a multiple that makes sense for the original square footage listed given the area, but applying that same multiple (or even a decent bit lower) to the appraiser's higher estimated size would get a significantly higher value.Could a buyer be sitting on a windfall that the seller missed?

There are also additional state fees that run into the hundreds of dollars in Connecticut just for having an LLC filed.

For example, sometimes if you look at the listing history for a stale listing, you can see a pattern ... as in, the seller/agent has reduced the list price by $10k every month it doesn't sell for the last 3 months ... then, if you see a pattern like that you can get a feel for if/when it will get down to the ballpark it needs to be price wise ... make a mental note to check back around then, and you can then put an offer in the night before you expect them to drop their price again, with the anticipated price drop, plus an additional smaller price drop to get you a great deal ...

My hopes would be if we can both proceed without an agent, we can cut additional costs out of the equation. 2) If we decided to proceed, what is the next order of operations?

Closed in October 2013 at $152,000Over the next few years, I made some additions and repairs (new bedroom, bathroom, and extra kitchen in the basement), and now got two housemates - completely covered my mortgage payments.2015 rolls around and I start studying real estate a little bit more.

After doing some additional "credit score" research, I've decided that 600 is certainly not shooting too high as most consider that in the fair to poor range.

In addition there is a huge amount of rental properties as well so those temporary displaced can get lodging during the rebuilding.  

Additionally, most exemptions require some type of filing with federal or state securities regulators (or both) notifying them which exemption you are claiming - and giving them jurisdiction over you in case you do it wrong.

I also put an additional 20k into it.

In addition to this, I have been keeping a keen eye on the Sheriff Sales in my area.