I am a long time San Diego residential RE investor.  

Since this was your primary residence 2 of the last 5 years you would be exempt from taxes on a sale up to $250k in profit ($500k if married filing jointly).

You have 3 long-term rentals.

True foreclosures are all cash purchases so if you don't even want to pay $25 for a list or for access to a good site, you are probably starting a long climb up the wrong tree.

I will show my loyalty to you, as long as I get it back. 

If you will only be able to get a certain quality it won't matter in the long run how things work. 

I actually had just found the Amazon book last evening, and was going to purchase it. 

If I were you, I'd go for the heat treatment as long as it's immediate and kills eggs too, because chemicals need to be reapplied. 

The only rule that has changed in the last 18 months is the seasoning requirement, which is a lending name for waiting period, to be able to use an improved value to pull cash out has gone from 6 to 12 months.

Hi,I went over all the fight necessary and the expenses to be able to close. 1 day before closing, when doing the last check, my agent ( who is the seller agent ) mentions that one unit is not vacant as requested in the contract.