After reading back through the contract it states the contractor isn't responsible for rocks, trees, driveways, or utility lines.

TX market has been a popular choice for those seeking higher appreciation.

I have properties all around popular spots, including smoky mountain.

It is in a perfect location (off the square) in a very popular tourist town outside Austin, Texas. 

I need structure and spreadsheets rock!

Typically, the investors I work with purchase properties in their personal names and then quit-claim the title into their LLC after the deed has been recorded.Markets like OKC, Memphis, and Little Rock offer some excellent, affordable growth opportunities, and I’d be happy to chat with you to explore these options further.

If you can access the wall cavity, adding rock wool (mineral wool) insulation will make a big impact by reducing vibrations and sound transfer. 

That's your maximum offer - if the seller doesnt like it, they can kick rocks. 

And North Carolina at large has become a popular pick for both investors and relocators over the last half a decade or so.

ADU’s are a very popular in expensive areas, and I understand they add equity value as well.