The condenser for the AC went out so I called my HVAC guy and he was there in 3 hours to replace it. 

so much private land has been logged and replanted since then.. in those days we would buy a 40 lets say for 150k  take 200k of timber off of it then sell the land on contract for same price then hypothicate the note to pull out more cash rinse repeat.. we also would use our logging roads and staging areas stratigically so when we left the roads were in the right place to do a 4 way lot split and the landings/stagging areas became the building pads.. in the NW permits for logging are not tough.. in those days it was over the counter and there was nothing you needed to do with regard to excavation.. however if I just bought the land and wanted to put in roads and pads then I would have had to get a grading permit and all the survey and engineering that went with it.. its was really something how we did that.. and I miss it to this day.. the other item that made it so profitable was Japan was paying premium for Export quality doug fir logs.. you could get double or more for export logs.

Experience with models tells me they’re great confidence building tools, but never a good replacement for common sense - and the wisdom of experience.

The downstairs tenants are a young couple, one works about 30 minutes away and the other goes to school as an engineer.

We painted, replaced flooring, added countertops, fixtures, and bathroom finishes.

This helps me with pricing, and I try to keep those prices current so I know what to expect when putting on a new roof, or replacing windows.  

Got it.What we include in the process as well, is "how best to protect yourself from the "due on sale", what happens if the renter stops paying, what if the seller won't vacate, how to get a title report, why to not use a real estate agent, how does this affect my taxes, what makes for a good deal, what exit strategy to use, how do I hold title, what happens when the seller comes back later and demands to be taken off of the loan, how do I hold insurance, what happens when a roof or waterheater need to be repaired or replaced, and on and on.

About a month ago I had a contractor replace a roof that got damaged from a storm but when they had the shingles off another storm blew through overnight and blew the tarp off and a lot of water got in the house.

Misc being replacing kitchen items, linens, etc etc. 

For example, parking under the building would require steel, if the spans call for it you could need steel.Also, just because you are five stories or more doesn’t necessarily mean you need steel either, or perhaps you could do a mix of steel and wood frameLots of variables and really need a plan set and a structural engineer to sort these things out