And I still don't have a lease proposal to show the lawyer but I'm supposed to go round pestering the professionals in my life for personal references for a lease I haven't even had sight of yet?

with 3.1 to fully develop it puts us at 8.5 plus 500k in soft costs so round that to 9 million so today we found our selves with 3,600,000 of profit on the dirt. 

'round these parts, if we open a wall up, we have to insulate it to modern code.I just insulated a 2300sqft new construction house, total cost was about $1500.

Contractors work year round and they are used to dealing with the elements.... they need to put food on the table during the winter months too :lol: .

I just went round and round with a cousin about Obama on Facebook.

I'm curious as I have never done a re-fi myself so far but have had my fair share of nuisances in the original financing rounds (to put it mildly... you're not alone ;-) ): I would have thought that refinancing an already mortgaged property, especially with equity in it, should be a no-brainer?

Typically it works something like this (I'll use round numbers to keep it simple):- You have a house worth $200k- Let's say your current mortgage balance is $100k (50% LTV)- You find a lender that will give you a HELOC up to 80% LTV- 80% LTV on a $200k house is $160k, but you already have a mortgage for $100k so that would leave 30% equity (or $60k) available for the new HELOCIf you end up getting a HELOC with a $60k limit, your original mortgage payment won't change and you'll just make payments on the HELOC as you use it according to whatever the terms of the HELOC are.Make sense?

It took us almost a year and several rounds of negotiations to get it in contract. 

Maybe put a piece of quarter-round or so along the room edge of the mantle to hide the LED strips from view.Maybe, instead of the strip lights, LED cans in the ceiling above the fireplace, but you sort of need two sets so the mantle doesn't cast a big shadow downwards.You might be able to go up into the attic and look down into the room, using the gaps around the chimney/flue. 

@Simon Ruiz I think it would have at least a small impact for sure, economically if a tram cut a 2 hour commute in half and the average person makes $25 an hour plus say $5 in gas that's $60 round trip.