As far as the ego comment is concerned, that just seems to indicate that I struck a nerve.  

How do you have the nerve to ask to be entrusted with someone else's money?   

Pretty nerve-wrecking actually. 

I think it also demonstrates why it's always a good idea to purchase title insurance and not rely on your own search and examination of the title. 

The remaining locations are then worthy of further examination.

First time nerves here!  

This must be a nerve-wracking profession, and one where you must get REALLY good at reading people. 

If you are hiring someone standing outside HD he likely doesn't have those expenses so yes he can charge you less but then you have problems and you wonder why.People who "always" have problems are generally the problem themselves so I respectfully suggest you point the finger at yourself and stop blaming others.When you accept that you are responsible for hiring the wrong person instead of implying in your post that they are out to get you and examine why you make the same problem over and over you will find the contractor that will do the job you want.As to proposals I suggest you try this bring 3 or 4 contractors together with you walk through the house and show them all the project at the same time with written outline of materials to be used. 

I took course in Santa Ana and took the exam in LA and I found it very beneficial.Hope this helps.

Right now I'm wracking my brain at my possibilities, what steps I should take, and a good time line for myself.