Account Closed your sales costs are too low, I would say they should be between 15-20K depending on if you're staging and/or paying buyer closing costs.  

If you had a binding contract that was properly executed, they seller might not be able to do much, just depends on what stage you are at. 

I feel after that, mentally, everything opens up and it should become so much easier. we are probably in the same stage so this probably isn't that helpful, but this is what I am planning. good luck

I realize this could go either way and discussed /negotiated during the interview stage, but was just curious if there was a standard practice either way when it comes to this.  

HomePath lists this property as "coming soon", and I contacted the listing agent who said "we do not have a price - it is in evaluation stage.

I am a contrarian investor and exiting the Raleigh market at this stage fits my investment mentality.

I have been thinking about talking with some of them to see if they would keep a eye out for properties that are in the beginning stages of Foreclosure or other potential problems or issues that would burden homeowners.  

Right now I will use 400 a thousand as stumpage value so 16k an acre... net revenue  you would not clear cut the whole thing you would just take it in stages over a 10 year period... and of course the Mill gets value add as they turn it into studs to be sold to Home depot  LOL...

@Joe Schaak Looks beautiful and the staging helps so much!

Since you're just getting 3, I say buy umbrella insurance and skip the LLC - they add a lot of complication to taxes, finances (where you put income, how you pay for things) and I think a good lease and solid insurance will protect you just as well at this stage of the game. 4) How do I decide how long to hold the property?