After reading this post and your prevous postings on this question I would submitt that you seriously look at your price. If you are priced at 399K and your bottom line is 300K, you have quite a bit of wiggle room. If a quick transaction is what you are looking for I would take a drastice price reduction. I ma thinking 25K or more! This may not be the answer you were looking for. Without know the market in your area I cannot get more specific.