bank exec. secondary market, very nice house on 40 acres....overlooking a river...nice nice. My report ended up 34 pages long. I worked on that stupid MC form for 3 hours. ZERO sales in the "neighborhood" - closest comp was 11 miles. Makes the stats function a fool's errand. I am not comfortable not staying in the neighborhood for the MC 'stuff" but to get comps you gotta go to the larger market. Lu and I have a good 15 hours in this and 100 miles mileage...5 hours to cruise the comps. Really sux... Are there any easy appraisals left? The last 2ndary was garbage. Today I had an appraisal for a fellow who wants to buy a land tract from the owner who had carried the previous occupant and got the property back. And to boot his daughter already has her manf. home on the site and is paying rent for the land..So the knucklehead TURNS THE OWNER IN to the EPA over "toxins" which turns out to be MOLASSES in a barrel from Little Debbie's cookie plant...go figure. And he thinks doing that will make the guy come down on price...holy cow. The fellow is going to tell him to get lost and give the girl her notice to vacate the site...what a dummy. Next on the list is a great "repair list"....including "Hearty plank" :rof: FLOORING... No bids, just guesses. And now i have a flea market to appraise with new construction. What a hoot. call in the buzzards...call 'em in for me.