And, even if it is so obviously cut and dry that you are beyond innocent, you still have to hire a lawyer.

I bought all my properties off the mls, but need to expand beyond it since the good deals are drying up.

Good job on the timing, and I think you're right that a lot of deals in the South Bay are drying up.

We went to court over it, they filed delays and appeals, and delays and appeals, and after milking the companies dry, they quit paying bills, and filed for bankruptcy.

:Framing Contingency - 70% chance of $5000Permitting Contingency - 50% of $1000Other Contingencies - 50% of $4000Nearly every old construction house has wood rot issues ... predictably bathroom room floors by the toilet, kitchen floor by the sink, and roof decking ~5%.

Another example, sections of the rimjoist have rotted from vent neglect and will need replaced...

(it will reduce your expenses)3) Do you do “dry” closings?

Also washers in the faucets will dry out causing dripping.

Those laws will vary state to state but in most states, including here in FL, a tree falling is an act of god so unless you can prove negligence (such as the tree was dead and rotting and you had warned the owner about the dangers of it falling) then it's going to be on you to fix the damage to your property.

Other decisions are more cut and dried because you know you would be running afoul of the law, or incurring major liability, if you didn't act, and so you bite the bullet and act.