If you still think it's a bad idea feel free to share a better way in this current market and I am all ears. 

Most people do not realize you can invest that money, limit your risk, do it at very good interest rates and in some cases ear it all tax free.

A skilled electrician with an ohm meter can ring it out without power.

It just rings hollow.

Once upon move out, we had tenants claim that the plumber that had only months before replaced the wax ring and re-set the toilet left it all loose and wobbly with a broken seat and they refused to take responsibility for it's condition.  

I'll give a ring to chat.

The costs rack up pretty fast and you'll need to do it a few times before your phone starts to ring. 

I listen to all of the above using regular over the ear wireless headphones.

I'm all ears 🙂  also, what's a good rule of thumb for coming up with a good rate to charge.

It's an uphill battle and I'm here for it with arms ears and eyes wide open!