Great job on the flip too, small touches like the tile Wainscoting in the bath make a HUGE impact on potential buyers!

He has had a major impact on how I approach real estate.

Married with two children.Joanne is a trustworthy, honest and a successful Real Estate agent with many transactions thru the years.She possesses cross-cultural sensitivity with diverse groups of clients as well as multi cultural background.Joanne is multilingual she speaks Spanish, French and Creole.

The fact that the reason the contract has expired is because of the sellers doing has no impact here?

Ah, many factors at work here.If you would feel more comfortablly refinancing, your credit should obviously have an impact on your decision.

Part of it may be the culture in Ontario.

Great to have another construction guy around... and in particular, I believe your commercial background will serve you exponentially.The only thing positive about DC traffic is that it does keep me still enough (literally and figuratively) to soak up the podcasts... they make the insanity tolerable (so thanks @Joshua Dorkin and @Brandon Turner - the impact of your podcasts far exceeds the knowledge gained)!

Also explain how the % offered to the buyers agent will impact showing rates.

I would sure up that value of $40k to $48k that is a 20% swing and will a noticeable impact on the outcome.  

Too much risk when you are an outsider and dont know the culture over there.