Replacing the vanity itself is very straighforward - find your studs, set the vanity in place and shim and adjust it so that it's level and plumb, and then use cabinet screws into the studs to make it permanent.

I agree Napa Sonoma  are on a completely different level than Willamette valley. 

You also run into a whole other level of fire ratings when you go to 5 stories. - if the city water pressure is low in your area you might need a fire pump which could double the cost of your sprinkler system.

That income level tells me there is no room to move rents.  

Do you prefer to have an open "application period" to collect applications and then make a decision based on the "most qualified" or do you take the first qualified, even if on a personal level they put off some red flags.

Here are a few strategies that might help you:* Traditional Financing* Hard Money Loans / Private Money* PartnershipsUltimately, the right choice will depend on your comfort level and financial situation.

Gather data on comparable properties, their rental rates, and occupancy levels to present to lenders.

If you want this to be a real business, test out pricing levels to see what the market will bear.

They also have very rigorous requirements (again test results near or just below the detection levels) for getting a "clean" house.

In the upstate, the damage is not like what you get with a tornado where buildings are leveled nor is there massive flooding (like we've heard there is in Western NC).