In this area, the two soils engineers I've used most often are McDowell and Associates, and Soils and Materials Engineers (SME) - but I don't know if they have branch offices in the area near your problem site.Best of luck with it!

For the reasons stated above, it made sense not to advertise the loft as a bedroom because there's no door and considerably less privacy (we do have egress via large windows).

Include it in your advertising.  

It did not make a loan, so that is false advertising, and the contract, which is the the mortgage, is based on fiction, otherwise known as fraud. 

I stick with the main OTAs and have added GVR since I believe that one could materialize but trying to get direct bookings is also difficult.  

Does that include materials and labor?

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I was told to do my own due diligence and I did and it was all falsely and fraudulently advertised.

But unless they advertise the seller finance (and be careful as most are really bad deals), then you'll need to talk them into it.

The best ones are the ones who dont heavily advertise in my experience