If your car engine  is 2% efficient... 

They know what they're doing and will work to get the problem handled as quickly and as efficiently as they can because frankly, if they don't collect rent they dont get paid and they dont want to toy around with that tenant just as much as you dont want to.

I've been reading a lot concerning time management and efficiency lately, why not make a datasheet for all of Spokane and the Valley? 

This gives him an incentive to do it cheap and efficiently.

New energy efficient a/c and heat pump (paid cash).

Any one have advice on how to efficiently find property?

.#2 You want the contractor to be efficient. 

We'd like to line this up in case an offer is accepted as we are located in Florida and will not be able to self-manage efficiently. 

@John Nachtigall what will employ them in this age of ever increasing efficiency?

Windows aren't as energy efficient t and expensive to match.