I'm sure some policies have all kinds of language in them, but if it guarantees me full replacement that is what I would expect otherwise my granite counters would be replaced with laminate and my tile and hardwood replaced with vinyl and the cheapest carpet.

I do try and tweak pricing just so it sees that there is active updates on the listing sites.

My plan is to buy the house subject to their existing mortgage, renovate the property, refinance it and pay off their remaining loan balance using the money from the cash out refinance.

My depreciation for all my rentals is about 55K, and for schedule C which is what I'm concerned about--should be 18K plus another $13 K for home office deduction that they changed from $13K to standard amount. 

What's a desktop valuation? 

Great to hear that you have a deep purpose/drive for what you're doing.

Quote from @Simon Walker: Quote from @Brandon Croucier: Opportunity cost is a serious expense, if they are moving slow, they are COSTING you more money than what a hard money lender might able to make you.

Did that stop or is not working for me? 

In the first case I am negligent and in the second case I am not.If I hired an experienced, reputable PM what can I be held liable for? 

-save $1k+ in taxes and fees yearly-can use the savings to get more insurance and a higher liability than the value of house. for flipping houses in California does anyone just put into sole proprietor own name and just use the $1k+ in savings for LLC costs into Insurance or use for savingor am I just being too risky.