My qoute was very similar.100% Replacement CostQuote Results Limit PremiumCoveragesDwelling (Coverage A) 165,000 770.00Dwelling Extra Replacement Cost 33,000 10.00Dwelling Extension 16,500Personal Property (Coverage B) 8,250Business Liability (Coverage L) each occurrence 1,000,000 Business Liability (Coverage L) annual aggregate 2,000,000Premises Medical Payments (Coverage M) each person 5,000 Loss of Rents (Actual Loss Sustained)DeductiblesPolicy deductible 2,500 (154.00)Total yearly $630.I extended replacement cost/dwelling in case values rose above hense the difference between your qoute and mine.Glad I am on the same page at least.

It would make it a lot easier to work hard on building a extensive buyers list, so that when good opportunities don't pass you buy.

I've asked an HOA here in Southern Cal for an electronic copy of their reserve study, since we are thinking about putting an offer in on a condo (the exterior railings of the complex have extensive wood rot and termite damage).

I generally give about double the time the contractor estimates (plus additional extensions for weather, surprises, owner delays, inspection delays, etc), and then charge $200 per week.

And the state laws in most states like mine won't give details on "how to buy" them, just the rules the trustee must follow in conducting the sale (and hearing, notice, ....)

First let me say an agent doing business this way is an awful way to conduct business.

You really do need an extensive team of people including: 1) realtor you trust, 2) property manager, 3) handy man, 4) myriad contractors who will help you get the place into order for re-sale or to serve as a rental.

Reed discusses this extensively here:The Truth About The Due On Sale ClauseOthers like Bill Bronchick (who is an attorney BTW) have different opinions.

When sending letters desperate sellers will respond to ANYTHING.Commission rights are based on laws by the state.In Georgia on the commercial side as a broker I can file a lien on the property and stop any sale where I am due a commission.That's right I can make them pay me or the deal doesn't happen.Here we use closing attorneys and they almost always check for instructions to the closing attorney for commissions.They want to make sure they do not conduct a closing without all the costs on the table.In the listing agreement usually there will be a "protection period" usually we put in 90 days where after the listing expires the seller will still owe a commission UNLESS they re-list with another broker.This clause is designed to keep sellers from telling buyers "Hey just wait until the listing expires so I can screw my broker/agent and sell to you without paying a commission!"

Unfortunately you're a victim of your own past conduct in allowing him to pay late, goof off on the lawnmowing etc.