E.g. what coverages if any do you loose if the property is vacant more than so many days.

You'll probably be fine most of the time, but in time you will run across a situation that quite likely you will wish you had covered.Personally I would rather try to cover all the bases than use a loose contract.

Most agents I know would say that its not worth it for a few $$ thousand commission to loose their license, be fined by the board and possibly sued by you.When I was a buyers agent, I did recommend my inspector, but he was a structural engineer and a total ball breaker.

I suspect many of those got there by owning a home in a cyclical market and having a 401k, both of which took off with loose monetary policy. 

Wait until they charge you a penny to actually use the stamp they just sold you.Anyway, now I still don't know what to use :-) Maybe I put some insurance on for good measure, in case they loose it.

I will tell it soon, have some loose ends to wrap up first.Jake Kucheck - Of course!

I plan on answering the phone as opposed to playing a recorded message so I don't really need anything fancy.I personally am not big on 800 #'s, I think a "Local Company" is more likely to get a call over the same sign with an 800#, especially if your dealing with someone about to loose their home.

Then consider what the looses could be if they do come back vs. the cost of using the full legal process (plus the vacancy).Most will not come back but...If they leave anything behind there are added requirements.

There is nothing wrong with repainting, it's the sanding and scraping the loose paint before you paint that is the issue.

If they'd just start cutting them loose to investors at deep discounts then they could get on with "normal" business again.