Here are some more details and specific questions.History7/27/04 - $550,000 (sold)3/30/11 - $489,900 - expired after being listed for saleRelease of MortgageLiving Area - 3266sqft in 04 - Natural Gas Heat/Central Air2011-  Oil Heat - 2600 sqft living5br - 3.5 bathsCOMPS in the are currently area around $400,000 but not in a location of this type as these COMP values are actually in busier locations and not quite as nice.A couple of questions.

What we try to do and can't seem to get away with is use the pretax figure because its naturally larger and works out better for us.

Obviously the economy and markets are cyclical in nature so rates go up and down.

You sound like your skills make you  a natural fit for this!

Therefore, I'm asking any of you if you know the most appropriate HUD-registered broker within the North Central MA and Southern NH area, who has handled many closing of that nature (cash closings to be more specific), and who would be willing to submit multiple offers on HUD properties, with a high chance of closing many transactions with me.Thanks A Million!

Install landscaping that requires less water.Gadgets that help prevent water damage if water goes where it shouldn't be going: water alarms (place under kitchen sink, next to hot water heater, next to washing machine) and a "dwip" pan for under the dishwasher (if the dishwasher starts to leak, it forces the water away from the back of the cabinet and out onto the kitchen floor where it can be seen.)This is how we do it:Utilities that are variable (cost tied to use) - electricity, natural gas, and water/sewer - tenant paysUtilities that are fixed (flat fee) - garbage/recycling, yard debris - landlord pays (but we factor the cost into the rent.)In our city, both water/sewer and garbage/recycling will become a lien on the property if it is not paid.  

"Natural" remedies (borax, salt, D. earth) aren't going to help in the short term & in my experience, those buggers can breed faster than any of those things can kill them. 

I am pursing this path because I enjoy working with people/teams, the nature of the work (risk/return), and results (project/$/ A to Z).

Properties are located in a beautiful region of the Catskill Mountains, several within one mile of the Delaware River.Properties are located in three townships: Callicoon, Delaware and Fremont.Properties are concentrated in the southern tier of New York State in and around the Marcellus Shale, the largest shale plate in the US, often called the “Saudi Arabia of natural gas."

The natural fear is fine, I can get through that and have before.