Non-compliance comes at a dear price; loss of freedom (jail time), liquidity (fines) and rights to practice business.

Using it as anything other than that is bad practice IMO.

Is this common practice for title companies in general?

As the other poster indicated, why could be motivated by many reasons---divorce, relocation, changes of income/health tend to be the leading motivators most of the time...As there are no renovations needed, ARV is the wrong term to use (after repair value pertains to properties that are in need of repair)---CMV or current market value might be a more appropriate term to use.

This morning I've already been on the phone, talking to a broker who has another multiunit listing in the same city and basically just trying to get more information about the market.As far as not having any brains, I actually think that I'm relatively intelligent (I went to a top tier eastern college, have a law degree and have been working in private practice doing high end estate planning and probate for 8 years) and going about this in a fairly reasonable way.

(My short term goal is to con MikeOH into doing a full brain dump which I can then upload into my higher level cortex.)I learned a lot of what I know about tech (the practical knowledge anyway) from online discussion lists and forums.

The home owner needed to dumped it quick due to relocating and it was listed since 07/06.

The property is a practically new build (2006).

I hear that is not good practice.

oh and it takes A TON OF DAILY PRACTICE.