As many of you know, Pricelabs adjusts rates based on days of the week and seasonality. 

Getting a pro account at HD or Lowes might be a solution. 

She says that if she turns the flow low though the water does start to get warmer but it never turns hot.

I use to mentor newbies at an extremely low fee.

But guess what, rates WILL drop in the next few months/years and most markets will explode after that IMO.If I had 25K I would look into B or B+ (specifically with schools above 5 greatschools rating, and moderate to low crime rate confirmed by heat map and frequenting businesses there) areas within 25 minutes driving distance from my home for a SFH. 

Investing in a low-crime area.I'm not being facetious. 

The company I found to open, maintain, and close our small dipping pool ended up costing $2,215.00 for the season. 

They instead use conventional conforming loans with low down payments meant for primary residences to purchase properties ready to live in!

Annual taxes are low.

The instruments needed for the transaction will be state specific which means you should have someone from California chime in with resources who can provide low cost documents (as these will be boiler plate).