Please let me know if you would like me to provide any documents supporting this fact.
All of your questions could be answered by any good broker. My suggestion: find a good broker and work with that person. to get you a property within your specifications. You can come to my investement meetings if you want.
If you are in a short sale situation, your lender will pay our commission. See site below. If you like what you see, I am more than happy to help you.