What that leads to is them only going off the report, which is usually written in a way which makes issues seem worse than they are, and therefore your buyers won't understand if an issue is something negligible so they'll ask for huge credits or bail out altogether.If they have questions, they can ask after the inspection before releasing the contingency.

They have insurance that will cover your project against negligence, faulty work and a myriad of other things.3 They provide guidance and over site on the work as to quality and scheduling.Besides while they are doing the job of taking care of the first job you have you will be able to hunt for another deal.

The landlord sent pictures of mold that was in the bathroom and claimed it was from the steam of the bathroom with the door shut after use however in march 2020 they discovered mold in the living room form the HOA showing negligence with the roof.

I know that's a bit of an old school way of thinking but he's been through lawsuits, evictions and a fire with tenant injuries and his insurance and lack of negligence kept him well protected.   

There could be many reasons for the cause of the fire to include tenants negligence (counterfeit electrical appliance, item left charging and catching on fire, unapproved activity, etc...).  

For WA, if it requires no license it can be any "responsible person capable of performing the repair", so we are sure that legally no toes were stepped on in this regard (the tenant also had no issue with the ll doing the repairs themselves).The only uncertainty we suppose is that nothing had been agreed upon for a fee so it's only after the repair was finished the ll now wants to charge.There are RCW specifications for limits if the tenants performs the repairs due to a negligent nonresponsive landlord, but nothing saying a ll can/can't charge fees, or if they must use market estimates to create a reasonable fee, or if such fees have to be agreed upon before the repair is made.

You can make the case that they were at best negligent and possibly not dealing in good faith.What is your agent saying about this?

You want to limit the chance you will be found negligent and therefor have liability. 

The only exception is if you can prove owner negligence was to blame for the tree falling.

Any additional money it costs me is negligible, because paying ahead (even a little) on the mortgage makes up the difference.