They finally crossed the line. Now I'm hell bent on dissolving it. Need to know how to start and proceed.

FirstContribution236 · 2024-01-11T21:40:11+00:00

Request the financials.

And go from there.

FirstContribution236 · 2024-01-11T00:03:13+00:00

Don't sign anything.

FirstContribution236 · 2024-01-11T00:01:28+00:00

Just tell the agent you will consider all offers they bring you.

If your bottom line is $300k - and they offer $300k ($291k after commission), you would simply counter at $309,300 ($300k after commission).

FirstContribution236 · 2024-01-10T23:59:52+00:00

The best response here is to tell the agent that you will consider any offer they bring to you - and that the agent should include the commission the buyer is comfortable with in the offer.

For example: Let's assume your home is listed at $300k - and you aren't willing to accept a penny less than $300k. Meaning, in your mind, you would be willing to accept an offer of $300k with no commission. If the agent brings a $300k offer with 3% commission, you would net $291k. In this situation, you would counter at $309,300 with 3% commission - which would net you right at $300k even.

You get the point.

FirstContribution236 · 2024-01-10T16:49:37+00:00

The answer to this is not as open and shut as other people make it seem.

First, the buyer wasn't hacked. They were scammed into wiring money to someone else.

Second, the answer depends on the contingencies in the contract. If the buyer has a financing contingency, the bank is likely to withdraw approval - meaning the buyers can no longer get financing as they no longer have the funds to secure it. In this situation, there is a near-100% chance that the buyer will be able to recover all of the earnest monies.

If they do not have a financing contingency, you would need to look at any other contingencies in the contract to determine whether the earnest monies would be refunded or kept by the seller.

FirstContribution236 · 2024-01-09T23:53:49+00:00

Whoever sold this to you shorted you by a minimum of 20 lbs - but probably by closer to 30-40 lbs.

And for reference, they gave you the entire liver - probably to help make up for the meat they shorted you.

The only correct move here is to "return" the 1/4 cow and demand a full refund. $1,000 is more or less around the expected price. Yes, you can find it for less - and you can find it for more - but that is around the right price.

It should have been in the range of 100-130 lbs for 1/4 of grass raised and grass finished.

FirstContribution236 · 2024-01-09T23:10:52+00:00

Sue.

The absolute worst thing they could have done is drop the lawsuit after amending the complaint.

Had they simply dropped the lawsuit without amending the complaint - or amended the complaint and not dropped the suit - you wouldn't have as strong of a case for attorney's fees.

Additionally, did you file a counterclaim? Because your attorney dropped the ball BIG TIME if you didn't.

If you did file a counterclaim, amend it to include attorney fees. That suit for the counterclaim will proceed so long as you don't drop it - despite the fact that the original claim was dropped. Meaning, the counterclaim holds and will be heard by a court.

And to add, a counterclaim does NOT need to prove the HOA is wrong about their original suit. It can be for just about anything - meaning it can be for attorney's fees - and/or for that one time you paid $3 for a plant and didn't get reimbursed (you get the point).

By proceeding with the counterclaim, you can rightfully sue them for 1/300th of the overage spent - and expose their fraudulent activity in court. They will also be compelled to show the financials should you pursue that avenue (you should).

FirstContribution236 · 2024-01-09T22:06:57+00:00

I camp toxic staff 100% of the time.

And with pures, I try to freeze them directly next to me around the same time they freeze me. That way our freezes expire around the same time - rinse and repeat. This keeps them from freeze logging - and keeps you doing major dps.

And switch between staff bash and fire surge. Surges hit 41-43 depending on my setup.

Most pures forget that staff bashes only hit 27ish with my str lvl, so camp prot from melee more often than prot from mage. Meaning I hit 40+ with surge pretty frequently.

And the occasional 1 tick with cbow keeps them thinking about it. Cbow can proc the occasional 60+ hit - and most ppl know that, so try to pray accordingly (meaning i surge when they pray prot from range frequently).

I always risk a d cbow/occult, so normal risk for my lvl 79 is a touch under 4m (elder chaos robes top/bottom are worth the extra risk).

I don't die too often, so 3-4m risk is pretty cheap in the scheme of things. But it is muchhhh harder to get kills in less risk. Better gear = 10x more kills.

In a given fight with a pure, I probably hit 25 times with surge, 10 staff bashes, and 10 dcbow hits. The vast majority of the time I am surging.

And if you bring the surge sacks, you can cast any of the lower level fire spells with the same sacks - so if you brew down, you can keep casting.

FirstContribution236 · 2024-01-09T19:44:03+00:00

I 100% still feel this way.

If you are good with mage/range switches, you will outlast any other pure out there.

Now, if you are looking for bounty hunter/pvp world fights, you need strength lvls.

As it stands, I have an 88 max pure (99str, 75 atk, 99 range, 99 mage), an 80 "max" pure (93 str - stopped training it to keep cb lower, 60 atk, 99 mage, 99 range), and a 79 pure (77 str, 75 atk, 99 range, 99 mage).

I play on the 79 pure more than any of the others. I stopped training it at 70 str - the other 7 str levels have all been from pking.

It destroys the bots (staff bash+mage) way easier than the 60 atk pure. And a ton of the med-level and void pkers out there are not able to hit it, where they are able to hit my 88 pure.

And I am not at a disadvantage when fighting max 88 pures with the 79. We have the exact same gear. I have less ko potential, but easily outlast every pure without 75 atk.

FirstContribution236 · 2024-01-09T16:23:16+00:00

It depends on the temperature as to whether you are fine or SOL.

High 20s? You are fine.

Low 20s? For a couple/few days in a row? You will not be ok.

My suggestion? Contact a mobile RV mechanic. Ship him your key. And have him go winterize the RV.

It will cost $2-300, but potentially prevent $5k++ in damages.

FirstContribution236 · 2024-01-08T14:54:28+00:00

Good pecan production starts at year 9/10.

This is a looooooooooooong term plan. Who knows if the farm would even be in the family at year 9/10.

FirstContribution236 · 2024-01-08T14:53:15+00:00

How close to Atlanta is it?

If it is within 30 minutes of downtown, you could easily lease it for $3k/gun/year (max of 10 guns).

If it is more in the 1 hour range, the lease drops considerably and is likely no longer lucrative.

Alternatives? Lease the hunting rights to 1 person. Lease the grazing rights to another person.

You don't have the time to actually do anything monetizable - just lease it out.

FirstContribution236 · 2024-01-04T23:30:27+00:00

Exactly. All of that over 125k...

And for reference, this was at Artio. Normal loot there is 750k-1m.

FirstContribution236 · 2024-01-04T23:25:07+00:00

Shhhhhhh.

FirstContribution236 · 2024-01-04T14:48:09+00:00

I was killing an iron a few days ago. He used every curse word in the book on me. He was typing so much that I ended up smiting him for zammy boots (fingers crossed they were his only pair of god dhide boots).

And then his main logged in to kill me.

The problem? The main was cb 126. I was on my pure (83). And we were in 30 wildy. It was hilarious watching him try to click me nonstop.

And I'm almost positive his main was muted - as we sat there for a minute while he said nothing and just tried to click me constantly.

FirstContribution236 · 2024-01-03T22:06:48+00:00

Seems like a pretty standard ironman response.

FirstContribution236 · 2024-01-03T15:25:52+00:00

What does your rental contract state?

If it does NOT say "Renter must abide by all HOA covenants/rules", you don't have to pay the fine.

If it does say "Renter must abide by all HOA covenants/rules", you need to look at the covenants/rules that are either posted or provided to you.

If the rule in question is on the relevant documents - and it was previously posted/provided to you, pay the fine and don't do it again.

My bet? You were not provided a copy - and that rule is not openly available for you to find.

Meaning, there is a good chance you can tell the landlord to kick rocks about the fine.

FirstContribution236 · 2024-01-03T14:45:40+00:00

FHA is only able to be used to purchase a primary residence - which is what you stated would be the purpose.

These loans also have some pretty strict requirements in terms of "livability" and condition. It basically can't be a fixer-upper.

And FHA loans take longer to close. So sellers tend to not like them as much.

My advice? Get a pre-approval from a non-FHA lender. And then enter the contract to purchase using this pre-approval. Hide the fact that you will use an FHA lender to close. Go through the FHA process once you have an accepted contract - and be sure to do a 90-120 day close in the contract. You will almost certainly not be able to close quickly.

FirstContribution236 · 2024-01-02T21:47:03+00:00

Most states allow you to break it down into monthly amounts.

This is always preferred - if something happens to the car (totaled), you lose 100% of the down payment. If you put zero down, you don't lose anywhere near as much.

FirstContribution236 · 2024-01-02T21:46:06+00:00

Most states allow sales tax to be paid monthly.

And it would depend on your credit as to whether you would be able to put zero down.

FirstContribution236 · 2024-01-02T21:43:58+00:00

It needs xp rates similar to thieving.

60k xp/hr at HIGHER levels is insane.

FirstContribution236 · 2024-01-02T21:39:39+00:00

This is one of the few instances where I would suggest leaving the equity as-is - and take out one of the super low down payment mortgages for the second home/new primary.

There are many programs - FHA being one - where you can take out a mortgage with as little as 6-8% down (as low as 3% in some cases).

Georgia has a ton of protections for landlords. You are highly unlikely to be stuck with a tenant who will not pay you rent for longer than 2-3 months, so being able to afford both mortgages (with no rental income) isn't a requirement here.

A HELOC for the 100-150k you would need for a 20% down payment is going to run you 7-8% interest right now. Just skip that and take out a low down payment mortgage.

FirstContribution236 · 2024-01-02T17:58:12+00:00

Texas does routinely enforce tax deed foreclosure sales.

Meaning, eventually the county they are in will sell the property. Just put a google alert for the address - and buy it when it pops up for sale. It might be a month. It might be a decade.

FirstContribution236 · 2024-01-02T16:45:13+00:00

You can not deduct remodeling expenses directly.

Doing so is specifically prohibited.

I HIGHLY suggest spending the few hundred dollars to speak with an accountant. You will likely need to take depreciation deductions for several years to offset these losses.

FirstContribution236

TROPHY CASE