Tons of military (which still regards pot use as against policy) and local police with plenty of free time to go after low-level drug offenders.  

Repaired basement and landscaped adding granite benches in the back yard as well as a 10x42 deck across the back...’

I’m not from this area so I’m not entirely sure how to start “shopping” for a realtor that isn’t just listed on a google search or park bench.

Im adapting the piss or get off the pot motto lol for 2020.

Run both scenarios out 10 years, and reinvest all cash flow back into the pot. 

You treat that as a seperate savings pot of money from typical repairs.Regarding a LLC, I would say that you will likely be just fine getting an umbrella policy.

I have my hands in quite a few different Real Estate pots- but it seems like one thing is always the same."

In this case, I would have to believe they would be willing to have a brief discussion where you can propose your ideas and perhaps get a better sense of what their needs are in order to come to a potential agreement.I do, however, think that you can gain some leverage by working with the seller/list agent directly since there will be less hands in the pot and commissions payable.As a side note;  Although a lot of the creative strategies discussed on the podcast and forums sound appealing and may have worked for someone, some are (in my eyes) actually going to hurt you in a lot of situations.  

I never wish to be the 'bus bench Realtor' sponsoring the little league games and wearing a branded name tag around town.

I'm not sure what exactly you do but use that bench strength in real estate as a competitive advantage. 4.