No spirits can stay once you speak the word of God and the blood of Jesus.

You need to oversee the quality of work others provide on your behalf.

Got speak to your attorney.

This may not be your situation now (maybe you are exempt, I can't speak to that), but it might be useful down the road to know how to address that issue.

Generally speaking... less coverage costs less money but not always.

You might be interested in speaking with @Lane Kawaoka who is also an engineer that got his start in Seattle and is now a big time REI.   

It is already gutted so at best, I can do minimal restoration instead of high quality materials to save some money from loss (this was supposed to be a flip).

I was only able to communicate with one of the buyers in fluent english and two of them could only speak spanish, we did have someone translating there as well but something may have been lost in translation.

Are you n a busy street or any other qualities that make your property worse than the comps you used?

Reading online and books is great for something to do in your spare time, but you need to actually speak with others face to face.