Hard money and private investing are both ways to finance flips, but they work a little differently.Hard money loans are typically from companies or private lenders that specialize in short-term, high-interest loans.

Anyone have any experiencing getting the city/utlities company to add separate meters?  

The mold remediation companies should have the skills to identify the source, suggest a solution, and give you a bid with a guarantee of their work.

I have 3 appreciating properties (1 SFH in Bay Area, 1 MF Bay Area and 1 SFH Indianapolis great suburb with excellent schools).

I also recommend speaking with several insurance companies to confirm you are getting the right answer/price.

You'll need to hire a title company to find out. 

Most PMC's will add extra fees to help the company make some extra revenue.

Just in the past few years we've seen rapid growth in cafe's, yoga schools, restaurants and amenities operated by younger entrepreneurs. - The smaller more 'luxury' coastal areas such as Bandon, Arch Cape, Manzanita, Florence and Cannon Beach could see dramatic valuation increases as could luxury coastal estates.

Really simple process to get a term sheet and no upfront fees except appraisal cost that is paid DIRECTLY to the appraisal company.

But the deposits did go to an escrow company, not directly to the seller.