My biggest one is probably no state required documents attached to the listing.

Most of the time when an agent receives a referral from another agent, with a referral agreement attached, they are receiving a warm to hot lead that they most likely aren't competing with other agents for, and haven't spent a lot of time prospecting to find the lead, or money on marketing to bring the customer to them.

Its a beautiful duplex that is basically two single family homes attached by a porch.

There are also rather good looking hanging panels you can hang from the ceiling (vs a permanent attachment) that will absorb and minimize the sound transfer.

You can sweeten the deal by offering a little more money (above ask offer) to seller, write a personal letter (about yourself, family, why you want the house etc.) to seller and attach to offer.

Unlike a normal rental, occupied by tenants, you have some attachment to it in that you will be living there yourself. 

I purchased a home/property with a construction loan attached for a specific scope of work.

Looking at the title work, when her brother passed away and deeded the houses to her, about $500k in IRS tax liens were attached to the properties.I understand the best way to remove the liens would be to pay the IRS back the money owed, however I'd appreciate any tips, ideas or advice that the seller may be able to use to remove these beyond paying off the amount that is well about the value of the properties.Any ideas beyond just holding the properties forever?

I will go around and see if any of these can be driven back in to avoid someone catching/cutting their feet, though given the wood condition, there may not be much for the screws to attach to, and it would only be a temporary fix.4.

There is definitely a stigma attached to mobiles and while many of the preconceptions may no longer be true the zoning ordinances prevent them in many of the places they could be beneficial.