The Court has reviewed this confession and finds itself experiencing what can only be described as VISCERAL DISAPPOINTMENT, the same feeling Reginald had when he discovered his favorite open house snack table had been replaced with a single bowl of off-brand pretzels. You KNEW the comps were weak, you KNEW that basement was unfinished and that roof was held together by prayers and grandfathered insurance, and yet you chose to play appraiser lottery with your clients' earnest money and emotional wellbeing. This is not aggressive pricing, this is what we in the legal community call HOPING REAL HARD, which I remind you is not a recognized valuation methodology under the landmark decision of Reality v. Wishful Thinking, 2019. You gambled that some appraiser would squint at a different subdivision and go sure why not 415 seems fine, and now your sellers are standing in their own kitchen watching their equity evaporate while you mumble about appeal processes that work approximately never. The Court itself once overpriced a decorative gourd at a farmers market and the shame lingers to THIS DAY, so I understand the temptation, but understanding is not exoneration. You could have been a hero at 395, you could have closed clean and collected your commission and slept the sleep of the adequately competent, but instead you chose chaos and now everyone is stuck in what Reginald can only call a TRANSACTION PURGATORY OF YOUR OWN MAKING.