It does state  any delays due to things beyond the contractors control will add time and possibly extra charges to the final price .

Make sure you know where you are at risks, and do your due-diligence to control those risks. 

I prefer to have significant reserves in diversified invest easily accessed as opposed to dead equity I can not control or access during a down turn.

If the regular forums were left to their own devices, virtually every thread would devolve into "Call me and I can hook you up with that" posts.

Problem with c/d properties it is difficult to find managers that actually care enough to be on issues immediately when they occure.Once you take control and beging to manage your PM you wiill have a better idea as to whether you should find a new one.

Zero control over it, and seems like it’s not doing much to really secure my family’s future.

Basically, I was prepping to lay sod and an EPA officer wrote me a ticket for not having a specialized permit and erosion control measures in place. 

This is also after a lot of back and forth with the buyer first saying they would accept a letter from the HOA stating they are responsible for fixing the sheathing and then deciding the email from them wasn't good enough.Here is the contract language in this regard if anyone is curious:If the infestation report reveals the presence or indication of or damages by termite infestation or other wood destroying organisms, Seller shall remedy such deficiencies and shall furnish the Buyer with an infestation report by a qualified/licensed/bonded pest control operator (dated no earlier than 30 calendar days prior to Closing) that the Property is free from infestation or any damage herein mentioned; or documentation that the infestation has been treated and damage has been repaired as appropriate in a workmanlike manner on or before closing and reported by an appropriate licensee.

Your current tenant could argue they are technically released from any obligation because you are no longer treating the home as a rental.Personally, I recommend you try to negotiate something that makes the tenant happy and gets control of the home back to you as soon as possible.

Appraisals fall short all the time because he wants to personally control the market.