That will either be a real cost by a 3rd party or an opportunity cost for your time. 

Yea that last part is key @Alan Bailey .

Great part is she will almost certainly screw up the whole bidding war idea...that works best if you get the wide exposure a broker gives you and if you price it competitively to begin with.

I'm sure there can be benefits to both parties if done properly.Most importantly, my family and I would get to take super cheap vacations!

Generally speaking, liens that are in a senior position to the lien that’s held by the foreclosing party are going to remain attached to the property after it’s purchased at auction – liens that are junior are wiped out. 

The best part is that everyone here is excited to help you learn and grow into real estate investing.

The second part is the SDIRA companies.

I just wasn't sure if the same rules applied if both parties are non agents or if this was a rule just for licensed realtors in Texas. 

All contractors HVAC or otherwise know to check the furnace filters on any service call and to replace if dirty and charge.We do periodic inspections, one of them by a 3rd party company and they use the punch list to which you're referring.

I've lived here for a long time so I know my way around and I can provide an opinion, however I'd like be able to provide some objective third party data that assesses/rates or compares the neighborhoods in the Twin Cities and surrounding area to assist in their search.