Yet another issue: Some companies have told me they will only write an Umbrella Policy if my auto policy is bundled underneath it (my current auto policy is with Allstate).Does anyone out there have suggestions for who to call about an Umbrella Policy that will encompass these three properties?

Works like a charm.

What @David Kazarian mention covers some salient points, but is not all encompassing.

Hey everyone - posting in the LA County forum since it seems to encompass both LBC and Pasadena/Altadena (Eastside LA.)

Our budget here is the same.Once all the internal bits are done we will reside the building - and are planning to add another 1" of polyisocyanurate hardboard insulation {which will require removing and resetting the windows we just installed to adjust for the new wall thickness ... a little rework that we have not found a way to avoid {yet}]Once all the above has been completed, we will conduct our "post retrofit" energy audit to see if we hit our target of scoring 75+ out of 100 with fewer than 3 air changes per hour.As you stated, the long term goal is to keep our buildings attractive to tenants by making them healthy, efficient and modern (while retaining their historic charm) homes as energy costs rise.

Can anybody charm in and try to make some sense if ABC is a scam or just some typical bad apple clients complaining like in every business?

So maybe I have some charm left. 

That, or enjoy the wealth of "charm" that my taxes are paying for.

It is as ugly as my butt, but unlike my butt it has charm !!

That is an all encompassing statement.