A BPO is always ordered when a property is a Short Sale. The lender wants to know what the value of the property is based on recently sold comps in the neighborhood. A lender ordering a BPO does not necessarily mean the Short Sale will be approved. If the BPO and the offer are 'in sinc', you are one step closer to approval.
WOW! Thanks everyone for the great advice and suggestions. Everything is duly noted and will be researched. I have at a lot of showings and a couple of offers, but they were lower and I didn't want to come out of pocket of about 12K. I am fortunate I don't have to sell my house, but am looking to upgrade. That is why the FSBO looked attractive. Anyway, thanks everyone again for all the help!... more