I've had many selling agents cold calling me since i listed, and 1 even said my listing price was good, that he could probably sell it and get me net what i was asking for.At this point I wold not accept the $85k offer, and wouldnt' accept anything nearly that low, without exhausting the option of using a selling agent, to see if his promise is true. 

Definitely not an exhaustive list, but it gets the juices flowing. 

Since you are looking to live in it, you may be able to get a better deal than an investor on some properties.

I know it's normal for a tax value to be less than an asking price or even comparable value but that much of a difference is intriguing.

.,  and then they were exhausted and slept in.  

Your clients probably won't be a fan of riding with or even following some car with a loud exhaust and ridiculously loud blow-off valve (assuming it's turbo).

They would rather see an owner occupant end buyer making an offer up to 90% of current or after repaired value than an investor seeking a profit.An investor seeking a wholesale profit and doing a simultaneous (as opposed to double) closing is why many title companies no longer do simo closings.Look at it this way: the SS negotiator represents to the SS lender that the property is worth only X.

A good insurance policy is better than an LLC.Joe Gore

Now, venting is for the exhaust from a furnace (and some other appliances). 

I would think it's best to exhaust conventional financing first.