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Only use realtors who sell TONS of stuff. 99% of them are useless idiots. Make sure they give you a very professional presentation, and keep in mind that the majority of what they're telling you is a lie. The only way they make money is if you work with them, so their motivation isn't you, it's your money. Get the pros who present themselves that way and have a huge track record of doing exactly what they're telling you they'll do.
I would also plan on the sale of your home taking awhile, and getting more now than I would next year. The market is on the way down, and the end is much further away than "a few months."
When you buy, especially if you want a new home, find homes by builders that have gone bankrupt. Offer the bank that owns the property a very fast close for a huge discount. A discount on % basis, not $ basis. Personally if I was looking in the $250,000 range I'd either be looking for a $400,000-$500,000 home, or spending about $125,000-$150,000 on that $250,000 house. You need to be flexible if you want to do that, so if your perfect home is more important than one that's almost perfect but way cheaper, or way bigger and better, then disregard what I said. Homes aren't investments, they're where you're going to live and your personal satisfaction is far more important than the return on your money. But if you can get a big return on your money and enjoy the crap out of it all the better!
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