It seems like tenants insist less if they are dealing with property manager and they are more professional and less emotional.

Staging doesn't only help people envision their furniture and how their stuff would fit in, but it creates an emotion of warmth and home.

The benefit to a short sale is it stays on the credit for less time than a foreclosure or a bankruptcy.The student loans and IRS taxes are generally 2 items you cannot get wiped out in a chapter 7 bankruptcy.From what you have described it sounds like depending on how much debt you are carrying a ch 7 would be best to wipe out everything and then pay off the student debt over time to get debt free.Promissory notes are a constant reminder of a deal gone bad and you get no emotional closure to move on with your life.As far as the taxes go there is an insolvency form that at the time the debt was forgiven you liabilities exceeded your assets therefore you owe no taxes on the forgiven debt.Publication 4681 form 982No legal advice

Because of the stress and emotion usually involved, the seller needs to feel comfortable with YOU!

I don't agree with you - the personal touch makes for a possible emotional connection.

However, these are usually the areas that also crash First when the market weakens.

I'm not worried about my realtors emotions, just mine.

I have been in and out of a bunch of places that I love, and have learned to keep my emotions in check. 

to keep plugging along and saving cash . . .Emotionally I'm just upset and want some reassurance that this is not the end of my real estate world (I know it's not, just boo-hooing today) . . .AND - please advise me on things to do the next time around that I may not have thought of this time.Thanks for your support,Christina

Mathematically it makes sense but does it make sense emotionally?