Here is the other thing ... from what I can tell, banks actually make more as the servicer of a non-performing mortgage ... so they have zero incentive to do anything.  

So, my plan is to start my management company and to hire agents/brokers to perform the deals since I legally cannot.I can handle the start-up costs but as far as paying the agent/broker, that's not feasible.

But after all that is said, thank for caring at least enough about the seller to pull out early when you realized you were not able to perform.  

I don't know if this applies in your area, but in California a licensed real estate agent had to perform a short sale.   

The low priced stuff never performs the way it pencils out.  

We have everyone who moves into our community fill out an application and we perform our due diligence check of their background, credit....  

The buyer hasn't performed but you don't want to move on so you have been allowing them to skate on a few issues in hopes that they will get their act together.

In all seriousness...it seems to  me that you just have to show up to close and document that you were ready willing and able to perform.  

You can easily identify the properties that have had improvements – they will be noted by one of the two symbols below.Properties with this logo have had certain repairs performed by The Home Depot as a preferred repair contractor for Fannie Mae.

I had an appraiser perform a subject to appraisal and he said that with a fresh coat of paint and some other cosmetic repairs, the property would appraise for $300,000 at this point in time on the market.