I figured that this was a safe place to unload my frustration since I'm sure many here understand.

Framers do not buy lumber, tyvek or tape.

Also remember if you don't do one and close, and then you come to find out there is an environmental issue - you basically won't be able to easily unload the property without taking a loss.The extent of monitoring and remediation is very site specific - it's difficult to broadly state "it's always expensive to remediate"  But to know how much it will cost to remediate costs a lot since a Phase 1 + Phase 2 can cost upwards of 20K or more depending on the size of the site and study area. 

The salesman at Lumber Liquidators told me that this stuff is just as hard as oak and should hold up fine.

I am just wondering if it is time to by now or wait until uncle sam has to unload...any thoughts?

My work was not as substantial, but I effectively replaced what was rotten with new (although untreated lumber) framing equivalent.

Example is a small private investor who's loss matrix this week shows that they need to unload fast (more favorable terms/price etc) versus the next week when their matrix shows they unloaded/lost too many and there for will need to delay until the following quarter.2nd:In regards to flipping, there are a few issues that we need to look at...first is the short sale approval letter.

Next, there is going to be an "expediency expense" where the sellers want to unload all the properties at once.

Most investors I have worked in Northern CA (SFBA) are unloading when the price is at the peak.

If you open up a load bearing wall your lumber company can provide calculations for an LVL beam depending on span.Generally I would be reluctant to move walls in a duplex.