You need a repair partner who can get out immediately and has quick access to replacement parts (if not already in stock). 

For our ADU (garage conversion), I am handling the design/engineering and then selecting a final contractor once its permitted and ready to go. 

I'm a construction management consultant (so similar to engineering) and investor/agent in the Boston area so I get the need to want/need to stay local.

i wish i had better news for you but it's probably not feasible in the short term to replace your W2 income with rental income. 

Seems like it’s more about adding tools to the toolbox rather than replacing them.Since you work with a lot of lenders, what trends are you seeing right now with BRRRR financing?

The repair was extensive and costly, requiring excavation (about 3x6 feet) to replace the broken section and clean up the mess.

We hope that you can remedy the situation so that we can move into a habitable home.Suggestions that we have to fix the issues:Hire a company to rip up the carpets, treat the subfloors, and replace the carpets, at least on the main level and on the stairs.Provide an air purifier as a start to remedying the smell.Replace the garbage disposal.Hire a plumber to fix the draining issue in the bathroom sink of the smaller bedroom.Fix the tiles in the upstairs bathroom so they no longer present a safety hazard.Replace or fix the screen doors.Fix the gap between the windows and the walls in the living room.Hire a professional company to treat the entire home for pests.

I gave her 30k in 2024 and that was to buy a new car to replace her 15 year old Accord (which just keeps on running). 

And their prices went up so much that I was able to replace them with an all inclusive system including website (I had built my own previously using Wix) with OR for less.  

@Kyle Carter You cannot directly use a 1031 exchange to purchase a primary residence, as the IRS mandates that the replacement property must be used for investment or business purposes.