Is 20k in repairs all it really needs or should I get a second or third estimate ? 

If there's already an auction date, you wouldn't have time for a specific performance action anyway.  

When you purchased your property, you most likely received a warranty deed that included a guarantee that the title was good and free of any claims or interests by third parties.

What you are looking for is a real estate savvy CPA who can also talk about nexus rules and potentially perform a nexus study for you.

In 2012, at the suggestion of my financial advisor, I picked up a couple rental properties in Highlands Ranch and they've performed quite well.  

When I order windows, I let them tell me what day they will come, give me a lead time, and give me an install date on their quote, I give back my contract with 1 week allowance from their install date and 100/day penalty if they don't perform.

I'd say about a third of my office has one or two. 

That makes everything in the deal be subject to negotiations.Commission splits are a third rail discussion for Realtor Associations. 

They have been performing beautifully.

Welcome to the site Thanh.Your 1st step would be a sales license.Prior to obtaining a brokers license you would need to be licensed for at least 2 years and perform 40 transaction sides as well as complete 2 years of college with some specific business courses included in the 2 years of college.