I am trying to find someone before the tax season is among us. what is a normal rate for services, is it a once a yrs ordeal or monthly like an accountant. please help if you can I appreciate all, thanks Art. 

You are virtually guaranteeing she gets a low offer.

I don't actually have much to contribute, mostly just wanted to lend some virtual support and empathize with how much this situation completely sucks.

LA has virtually no vacancy while OOS makes you wait weeks or months to fill.

I think it would make a great water park having sand in place already with virtually no rocks.

Virtually all land and housing accommodations in the Commonwealth are covered by M.G.L. c. 151B, s. 4.

The loan rates would remain virtually unchanged.Would that be enough cash out for you to consider the refinance?

These are commonplace for virtually any ordinary home purchase in general.

@Eric Hyde, I've started listening to one of @Scott Carson's pod casts and I was also able to listen to part of a virtual workshop he hosted last weekend.  

I actually designed it for entertaining with a double-height great room and mezzanine that looks over into the main space; there is also an art studio with separate entrance that could easily be a 1-bd.