I physically went to L&I a few times in the beginning of this year (gross place....i had to practice some deep yoga breathing techniques not to lose my cool with the people who work there) to clear up some issues which had delayed the permit application. 

Over time your entity becomes seasoned and it becomes a living almost breathing machine.  

Several recommendations:First and foremost - BREATHE! 

My feeling is that Mom and Pop breathe the home, while larger may have greater access to booking tools?

The 20% is set aside it's just nice to have some breathing room to do a few extra remodel things while the building is empty. 

I was holding my breath for October, as I knew it would be the “first test” of her ability to make payments on time.

You could ask for the appraiser to send it to you first, but I wouldn't hold my breath on that.  

Take a deep breath and get ready to landlord - it's well worth it. 

Since the house was built in 1885 it has a stone foundation which are meant to have moisture from time to time to "breathe".

Maybe there is some way to breathe some life into the kitchen without breaking the bank?