The house needs about 40k worth of work (New Roof, interior and exterior Paint, Flooring, possibly new plumbing, kitchen cabinets, kitchen appliances, lighting)  subbed out and around 25-30k if I put in some sweat equity and take away some upgrades.

College does have value for people who want to discover what's out there, and most of them go on to get a desk job (like me). 

Put in missing/burnt light bulbs.- Turn on water.  

So you send in whatever proof you have, then someone sitting behind a desk in Albany decides if in fact your house is a multifamily, or if you must convert it to some other use before being able to sell it.

I am aware that these home could be somewhere deep in the foreclosure process and they could be on some bankers desk amongst thousands of other homes? 

Install new carpet in the large family room.Paint most of the interior.Install all new light fixtures. 

They have samples behind the Pro Desk; they're not out on display. 

Try a black light and Nature's Miracle. 

The  big energy drain in July-Agust and January-February are the cooling and heating costs, much more than lighting, cooking, or other electrical appliances.

Thanks all.On the deal where I lost 13k due to the appraisal coming in light, I had only payed 10k for the house and had sold it for something like 123k.