I am glad to see such a well rounded discussion about buyer agency and the importance of getting qualified. At the end of the day keep in mind that as I said before, along with the previous agent..it is Georgia Law that we establish agency before we do any work for you.
In the state of Georgia we are required to establish, up front, what the agents role is. Are they acting as a buyers agent, transaction broker or sellers agent. You want representation, so I suggest you locate a realtor who has their ABR designation. Accredited Buyers Representative. I think the site is REBAC.net
You can actually go to the USDA's website and put in a property address to verify if it qualifies for USDA financing.
Your agent needs to go to the source feed and make the changes there. Not on Zillow.
I think it depends..is the bonus room included in the 2500 sqft? If not, then it may be worth investigating more. Get some quotes to see what the cost would be and if raising the sales price is possible. If it is included in the square footage then I would say do not spend the additional money. Hope that helps!
I think it really depends on where you live. I'm in a military spouse in a military town and we see a lot of soldiers pcsing the first quarter of the year. Typically they come during the holidays to do their house hunting and put contracts in on homes and then close in January/February timeframe. You should contact a local Realtor and ask them what the market is like and if now is a good time to list.
Ask lots of questions about their experience. I am not an expert, however, I do know of someone that has successfully closed several short sales this past year. Depending on your location, he may be able to help you.
You should definitely contact your mortgage company first. If they refuse to help then contact VA. I've had a client in the past that got foreclosed on (also a VA loan) and VA allowed him to remain in the house and basically let him continue to make payments and purchase the home. Another option would be to go to finance and ask them about the HAP program. It is a program that reimburses you for a portion of your loss to include closing costs and realtor fees. However, depending where you are located you may be better off putting it in the hands of a rental management company. If your house is near Ft. Benning, it should rent pretty quickly and you don't have to wait until the current tenants leave. The rental option is probably the best. A shortsale and foreclosure are going to follow you for a long time. It could also cause you to lose any security clearance you may have. Let me know if I can be of any other help and good luck!
In Alabama, there is no set time limit on an offer unless such a time limit is specified in the offer itself. If an offer is made with no time limit included then it is open for acceptance for ever. You should always include a time limit in every offer. The normal is 24-48 hours.
The GIS site is a great place to see the current year tax appraised value, lot sizes and legal descriptions but it's not going to give you the information you are seeking. You need to check the Muscogee County Superior Clerk of Courts Real Estate Index. Here is the link:http://muscogeemst.columbusga.org/searchexternal/Let me know if you have any trouble with the link.