Replacing the vanity itself is very straighforward - find your studs, set the vanity in place and shim and adjust it so that it's level and plumb, and then use cabinet screws into the studs to make it permanent.

I have 3 deals going in Loudoun county VA that national builders are buying our lots and when I was there going through existing developments its was full speed ahead  Toll Brothers on one project probably had 40 up and running some i am sure are presold..

So our hopes at reconsideration based on on the historical permit records are slim to none.So it looks like our only move here is to prove that the coach house has been existing as residential for at least 20 years and get an administrative adjustment. 

Whether you should use a hard money, broker or private money would depend on your goals & priority (speed, communication, pricing, etc) so highly recommend considering a variety of options!

Since your last residency was in 2020, you do not meet this requirement, so the exclusion likely won’t apply.You'll need to calculate the capital gains based on the difference between the sale price and your adjusted cost basis (original purchase price plus improvements and less depreciation taken).

The only thing is that you should adjust the return is for the volatility of the price.Any asset that have more volatility, should offer a better return.What do you prefer?

I'd recommend adding those as they'll adjust your returns.  

Speed matters but not as much as actually solving the issue.

I could model what held-for-sale properties would potentially sell for and on a weekly basis adjust our model parameters based on what winning bids were for the week.

RUN AWAY at full speed.