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Just wait till you find a buyer and agree on a price and then the appraiser comes in and doesn't know his shit and fucks you with a low appraisal.
I had this happen on a home I sold recently. Luckily the buyers knew it was bullshit so we were able to negotiate a happy medium on the price. It still cost me 5 figures in the end!
And on the agent fees, if you are selling your house for a decent amount, that figure is 100% negotiable. If you are under 200k, not so much.
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No One
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