Best thing to do is to always remain professional and try not to lose your temper - some of these people will push you to the limit.

If so, are there any rules about (is it unlimited up to your entire tax liability)?

Never thought of it from a liability perspective.

I've used the local, small town paper instead of the nearby, big city paper with limited success.

Anyone know of a creative way to get around the 80% minimum equity refinance rule in Texas for a primary residence. I would like access to the large sum of money I have in my house and do not want to move and I am onl...

This is to cover common areas)Utility ExpenseElectricity Water GasSewerTotal Utility Expense = 3.1%SuppliesApartment cleaningCarpet cleaningExterminationGroundsPaintingPlumbingOther Maint/RepairsGarbage /Trash RemovalHeating and Cooling RepairsTotal Operating & Maint exp = 16.6%Real Estate TaxProperty and liability insuranceTotal Taxes = 8 .1%Net = 57.9%

The seller is selling due to a sudden tax liability and strongly motivated .

This would help to limit your emotions because your money is on the line.

If I list the property and deal with the bank through a short sale process and sell it to a third party I just have my normal liability in a sale.

This strategy would only exclude any capital gain up to the $250/$500K limitation and any depreciation recapture would be recognized. 1031 Exchange into Rental Property and then to Primary ResidenceAn investor owns rental property that he/she sells and 1031 exchanges into other rental property and after renting the newly acquired rental property for 12 to 18 months (in order to demonstate intent to hold for investment) converts it to his/her primary residence by moving into it and lives in it for 24 months (minimum, in order to satisfy the 121 exclusion requirements of living in it as a primary residence for 24 months out of the last 60 months).