Sam is a realtor representing Shelly who wants to sell her home.  Sarah is very upset because her husband committed suicide in their basement five years ago and she believes the house is haunted.  She tells Sam she also wants to move because she has been having severe respiratory issues ever since the dishwasher broke and flooded the kitchen three years ago.  A friend did the repairs because Sarah did not want to pay the large deductible on the homeowner's policy.  Sarah's doctor confirmed she is suffering from mold exposure.  There are many cracks throughout the house, visible on the walls, and water stains on the second-floor ceilings.  The front cement walkway is cracked and broken by a large tree root.  Sarah tells Sam she wants to sell the house "As Is" so she can be done with it and move on with her life. 

1.  What should Sarah (and her agent) disclose to prospective buyers?  Why?

2.  Does selling the house "As Is" change your answer to #1?  Why or why not?

3.  Of the information listed above, what does NOT need to be disclosed to prospective buyers automatically?

4.  If a buyer is concerned about murder/suicide/local pedophiles/etc. - what steps can their agent take to address these concerns?