I bet that if you text or call a few of the agents you know (or if you contact a few in our investor-friendly agent directory here) that they will get back to you promptly and you will be glad you worked with an agent rather than trying to close a property on your own. 

Our E&O insurance covers our gross receipts, which is adjusted for additional invoiced items, but still it adds something to our costs.

You're best bet is too talk to a local realtor and ask for some recent comps in the area.

He states our best bet is to try to work with him.What hurts the most is that he would not release the names of the HVAC people so we can discuss with them directly finishing the work.

Well I would reach out the team and Members of COREE, I bet they have some great property managers to recommend https://www.centralohioreia.co...

I  bet most of my SMS are not getting delivered or the owners put my phone number on block. 

That’s the best bet.

YUP I bet at least 1/3 of the population in Oregon is from CA.. 

The option agreement is what gives one the option to buy the home without being obligated to purchasing it3- more involved process than simply signing a lease or a purchase agreementIf your main objective is to prevent breaking a lease, finding a property with "month to month" leasing may be your best bet. 

If that isn’t possible, you can make adjustments to other nearby comps.