Also very interested in learning about financing options and how to limit credit score hits with new utilites and loans.

Don't confuse flat fee for limited or listing only services.

After the time limit you'll see it says "update" you can put info there and it will show up in a separate sentance under your original post so other people will know what you added.

If she was ever served with a notice of foreclosure, even if the lender did not follow through with the sale, she can't do anything with the property except sell it and payoff the lien.The law allowing for the forgiveness of debt to avoid taxation is about to expire so now that she has waited she may have a tax liability on amounts written off from her underwater property.A short sale would be best, if she qualifies, but to do a short sale the owner must have a financial inability to pay, I'm not sure the bank has to agree if she is sitting on cash.IMO, she needs to pay as agreed, catch up the loan, then lease it over time allowing the value to come back and then sell it. :)

The liability and maintenance issues alone should justify removing them.

I tried rentometer, as well as rentmetrics and zillow but their estimate seem too high based off of craigslist and my own, admittedly limited, experience.

Different markets are better or worse for those investments - Birmingham is great for SFR, but the B-class cashflow MFR market is pretty limited, for example.

Hard money comes from companies who lends money at higher interest rates than normal for a limited amount of time.

I'd say the banker is pulling your leg a bit, as the secondary market is practically a limited risk with quality originations, there aren't any specific program changes dictated by Dodd Frank but there are other things going on that make things tighter for lenders in compliance, underwriting, reserves and management.As to Fannie and Freddie, 95% LTV won't go away but underwriting may be tougher.

My realtor has done the following (but not limited to) and he has me on the brink of relieving him of his duties:1) talked to other clients or realtors, or even held personal phone calls during a house viewing (more than once)2) told me that he shuts his phone off from December 24-Jan 23) Sometimes does not respond to calls/texts within 24 hours4) Didn't know what ARV meant when I used the acronym and then proceeded to say he never heard it called that before...Maybe I'm answering my own question, or maybe I'm being overly picky but usually I'm right about my gut instinct.