@Joe Yobaccio I've heard of people that are making good money in California but I suspect they are probably established and experienced.

I suspect there are certain business that facebook would be good for.. for me its just grandpa time look at the 7 million pictures of my grand kids.. poor kids.. they will have pictures of them by the thousands throughout their lives these days...

This is what many get tripped up on when they review syndications and I suspect many would make different investment decisions if they didn't focus so narrowly on dividends and ownership interest. 

As for those who choose to allow STR arbitrage I suspect in virtually all cases they would be better off using a professional PM that has a business license, insurance, expertise, typically has a crew and connections, etc.

Based only on what you've posted, I suspect 2 acres would best be sold as is to someone who wants to build a home on it. 

I could be wrong, I honestly think this is such a systemic change that it’s hard to predict the ripples, but I find it extraordinary hard to believe this doesn’t lead to a substantial reduction in commissions, I’m literally taking with a client in an hour, I like the guy, I suspect he may be a repeat customer and I’m not gonna take any chance I lose him over a few dollars, so I’ll negotiate with him, I suspect other agents will take the same approach, especially given the real risk buyers just walk and go unrepresented, whether that’s a good idea or not l, it will happen.

We suspected it was from another tenant who was a mechanic and I warned them that they needed to stop washing his work clothes in the washer but we are on occurrence #4 now what should I do? 

I suspect their success rate is probably somewhere around 1%.The "contingency collection" is a standard collection process you would get through any collection agency.

I suspect they may be purposely setting the appraised value low to make sure there is enough of a discount so they sell at the auction. 

I suspect, as I have all along, this was someone trying to wholesale your house (flip it to someone else for a higher price prior to your closing) and the wholesale attempt failed since they couldn't find a buyer, and this is what you end up with.