The company's legal counsel has said a guarantor is not needed, citing the company's annual revenue and an employee, effectively, being unwilling to cut a check on behalf of their employer.

There are some scenarios which can change the equation and take priority over the opportunity cost equation demonstrated above.  

This deal showcased our effective renovation strategy and commitment to delivering profitable outcomes.

Obviously aside from minor material cost savings the biggest reason is to save labor on all of the cutting in, which I feel would likely be moot with 3 sheens.

I’ve heard about ‘gap funding’ for fix & flips to cover down/closing/holding costs in addition to the hard money loan for most of the purchase price & rehab, but how realistic is it to secure that type of funding?

You seem “golden” in any court case when the city inspector was out and didn’t notice it, they didn’t notice it, and you twice agreed to let them go at no cost. 

Look into their marketing efforts, tenant screening processes, and response times.Service Audit: Conduct an audit of the services provided by Ace Management and Reality to ensure they are actively marketing your properties and maintaining tenant relations effectively.4.

The Geodomes and other smaller structures seem to be the more cost effective strategy.

It's going to cost about $550k to build and it has already appraised well over $800k.

The OR Coast is remote, but increasingly accessible with low cost flights from most of the aforementioned areas into Eugene, Salem, Corvallis or Portland.