I understand what you're technically saying, but it's a bit misleading to imply that multi-unit properties under 5 units are completely synonymous with single unit properties as it pertains to their assessed value.  

Implying that all you do is file a lien, is misguided as well.

@David M.I never said nor implied that.

Over the last 20 years and 400+ doors under my belt, being a trainer in commercial real estate space.

Price points at this time seem well above what rents would imply, let me know if I'm missing something.

I'm not implying that your broker would purposely do anything to harm you, however, human nature is something you should not ignore.  

I would stay away from words like "... for others", that implies brokerage activities.Also, if you haven't already, you should talk with your CPA regarding best entity for this, a LLC taxed as a S Corp or and S Corp might be better from a tax perspective.

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. 

Try to schedule your exam on Monday and take the RE Trainers CA Saturday / Sunday Crash course review right before the exam.

I would see this causing frustration for all of the midwest to bear burden of the coastal markets, and likewise coastal markets will be frustrated that their gains are distributed among lower risk (thus implying lower reward) markets ...