Q: Our 19-unit condominium homeowners association has authorized the board to explore the possibility of becoming an entirely owner-occupied building. Our existing bylaws allow a maximum of four rental units. What's the usual procedure, beyond engaging an attorney, and what specifics should we be prepared to address in the initial consultation?

Q: My husband and I recently found a home for sale that also was in foreclosure. It was perfect for raising our special-needs child. On the day we made a full-price offer we were told the owners had decided to file for bankruptcy, which meant we wouldn't get the house. We're very disappointed. How does the bankruptcy process work in regards to a home asset?

Q: It appears there's a potential conflict between landlords' no-pet policies and the laws surrounding service animals. What's the story here?

Q: I opened a home equity line of credit (HELOC) last June, which cost me $2,000 in fees. I made all my payments on time and currently have a zero balance. Recently I tried to use the line to get more cash. However my lender told me it was frozen so I can't. The lender also won't let me close it without paying a penalty. Is this legal? What can I do?

Q: A buyer's agent claims to represent the buyer, but she is paid by the seller. Who does the "buyer's agent" really represent?

Q: We'd like to take out a reverse mortgage and get $50,000 as a lump sum rather than in a series of payments. Can we forgo the federally insured provision, which will cost us about $5,000? Since we'll have loads of equity left over, what would be the objection to declining this insurance?

Q: When housing ads or descriptions talk about square feet of space, are they talking about net (actual inside room dimensions added together) or gross dimensions (based on the outside dimensions of a house)? Due to thickness of interior and exterior walls, the difference can be substantial.

Q: We rent a house with a large evergreen tree close to the sidewalk. A few small limbs extend a few inches onto the sidewalk. Someone (we don't know who) walks by the house regularly, clips bits of the tree off and leaves them on the sidewalk. We're afraid these clippings could pose a slipping hazard. Do we have the right to ask whoever this is to stop, or does the fact that the sidewalk is a public right-of-way give them the right to clip?

Q: I own a condo in a complex that has 100-plus units. The current CC&Rs have no rules limiting the number of rented units. Is it within the association's right and within the law to amend the CC&Rs to restrict the number of rentals?

Q: Do you have any advice for someone poised to purchase a second home to use as an occasional rental in Chelan County near Stevens Pass? I'm planning on buying this property as a nightly vacation rental for Puget Sound families and don't have a good way to track that area's price changes.

Q: My homeowners association has established a new rule that prohibits parking a recreational vehicle or boat for more than 12 hours on the city streets in front of our homes. After a certain number of offenses, the vehicle can get towed. Is it legal for an HOA to establish their own rules for parking on these streets? Since the HOA doesn't own our taxpayer-funded streets, this seems contradictory to me.

Q: After I referred friends to my real-estate agent, I decided I wasn't happy with her services because she refused to make an offer on a house I wanted. She said it was too low. So I contacted another agent who helped me buy a house. The first agent heard about this and left a voicemail saying that if I didn't call her back she'd tell the FBI and the Department of Homeland Security that my friends are here illegally. Like me they're Hispanic and no one's illegal. Who can I complain to?

Q: What's the best way for a private investor to find out which houses are in foreclosure and when they're going to be sold? Is there a list you can buy? What about the foreclosure companies advertised online? Is that a good way to proceed?

Q: My girlfriend is considering buying a duplex or something similar as an investment. What are the pros and cons of doing this? Are there Web sites or other resources specifically for finding small investment properties? How about resources for becoming a landlord?

Q: We had a flash grease fire in the kitchen of our rental house, and the owner's insurance company wants us to pay $99,000 for the damage. We think that's way above the true cost. We don't have renters insurance. There's no way we can pay that amount on our limited pension and disability income, plus the $20,000 I make a year. Are we really liable? Should we start bankruptcy? Can they garnish our incomes?

Q: What's the average time to buy a foreclosure property? I understand it can take as much as a few months.