That's why BRRRR works better with an all-cash purchase as @Jaron Walling pointed out.

We even spray foam insulate the attics and walls if we are doing full renovations.  

At what point should I retain this attorney, pay the money, and let him handle it?

Something to consider if you did what I did in trialing a bunch of different channel managers is whether one of the other channel managers you connected before is either (a) still connected through the AirBnB API or (b) was set to a specific booking window (3, 6, or 12 months out) and therefor had blocked off days in your AirBnB listing's calendar (which another channel manager would not override).You can test that by disconnecting Smoobu (as you appear to have already done), making the days available in Air directly, then reconnecting to your channel manager with your preferred booking window which should readjust available days).Hope this helps and good that you are seeing challenges in a vendor's support plan now versus later on when things get even busier and you are back against the wall. 

We're looking for a GC/handyman near Ontario, Oregon or Treasure Valley area that could get in quick and do window trim and tape and texture on walls. 

Contemporary style house where walls are cream, and the trim is natural wood.many thanks,Toby

Sounds like rehabbing a kitchen/bathroom, knocking down walls, and adding on rooms will come later down the road when I already have established equity to use towards paying on the rehab.

But wall street saw the incredible success of TICs in 02-04 and wanted in on the action. 

How confident are you that you could order the right plumbing or lighting fixtures that match the hardware you've got in the walls?   

If it is, would it be possible to wall off 70 square feet and make a storage space with an outside door to make the ADU smaller?