My reason for this is simple, when I was in law school (dropped out, bored and realized I was never going to practice law) an experienced RE attorney and a few of us were having dinner and talking about a lot of aspects of property contracts.

There's a way for you to go ahead and get started now  if you are willing to consider online. 

Main driveway is practically dirt pavement mix.

I've looked online, even the PA Realtors Assc. to see if specific wording is in the contract.

These days, the auction is online so no need to go down to the tax office on auction day.

It takes thousands of hours of "practice" to do it well. :)  It's also simple to learn just no where close to easy to execute. 

In addition to the commission that is technically owed by you, but in practice is almost always offset by the listing agent cooperation fee (usually 2.5-3.0%, at least in my area), there is sometimes a flat fee or admin fee changed by the buyer broker.  

They do both pre-foreclosure sales (typically on the courthouse steps) and bank owned sales (typically online auctions).

Like any online program it requires a lot of reading and teaching yourself.  

In almost every community, you can also look the tax rolls up online and get the EXACT number- Insurance - Galveston is in a hurricane zone.