Every excuse was made including by the Broker himself (who promised to handle himself), including lost check in route and "We have 5 offices, 135 agents, sell 2400 properties a year. 

My ultimate goal like many other Realtors is to become successful enough to have my own office, and hire my own employees.

The buyers attorney did a Title search at the local town offices on May 9th and was told that no back taxes were owed which was true at the time.

Any suggestions, tips, or a simple introduction would be most appreciated!

The city planning office is a 2 hour drive from my location...

But making $13 an hour at his age while I make 170K a year  salary from my career and much more from my investments actually means something...Lowering the standard is like lowering the standard for people to become firefighters and police officers; it harms things it doesn't make them better....

Any tips, guides or check lists are appreciated.

This is a program where 1st time home-buyers who make at or under a certain % of the area median income (say 80% or less for example) qualify to apply for the grant, certain banks receive grant funds so you would need to ask your bank if they participate in this programRehab costs: $40,000 (lot of sweat-equity)Appraised: $385,000NEW PITI $1785/month: Refinanced into a loan of $260,000 ($325,000 with 20% down, 30 year fixed rate portfolio loan @ 4.375%) and pulled out $61,000 ($260,000 minus $191,00 owed on old loan minus $8000 closing costs) I could have taken out a higher loan (due to the appraised value) and received more cash-out $, but I wanted to be conscious of what my new PITI would be and make sure I could cash-flow going down the road.DetailsBefore Renovation- 864 sq ft - 3 bed 1 bath ranch style home, , attached 2 car garage, 1/3 acre yard- Purchased foreclosed for $220,000 with a 30 year fixed rate loan @ 3.875% - PITI $1385/monthI worked with my local bank to build in renovation funds into the actual loan, where I would pay to have work done to improve the property (new roof, heating system, flooring, etc) and the bank would inspect the work then release funds to me to reimburse for the cost of each repair as they were madeAfter Renovation- 1278 sq ft (finished basement added 415 sq ft)- 3 bed 2 full baths- Appraised Value $385,000The first 6 months in the property was spent doing new roof, heating system, refinishing existing hardwoods (hidden under grey shag rug), new SS appliances, new paint inside and out, finished basement (added another living room, office/bedroom, and full bathroom)For the refinanceI was quoted by my local bank for a 30 year loan a 4.875% interest rate. 

We have our eyes set on a vacant office building that has had some flood damage.

Hi Dan - I had never heard of this mortgage product - thanks for the tip.