If the adjuster doesn't know when something was replaced, even though they are typically pretty good at estimating, you may not get as much to replace an item as you should.

Hi Mike,If you look under the Resources menu at the top of the page the last item is Hard Money Lenders.

Nick, There are some great places to buy those items here in the area.

One item that many property investors either fully embrace or completely ignore is the importance of which form is the liability coverage coming from. 

Replacement Cost polices are helpful in the case of older items being damaged as they pay to replace those items with brand new items instead of paying you to replace the items in a used like-condition.3.

Most of these places give a discount based on volume of items bought there or based on your employer. 

Well we have a $1.5k/year line item in our budget to pay for repairs, which may over several years absorb the needed Capex, but that is of course a prediction about the future.  

Corey, I don't have anything to contribute toward your four items, but wanted to shout out a welcome from an hour north!  

Hi @Phillip SchaefferI haven't read through the whole thing yet but this book would be a great resource for you. http://get.biggerpockets.com/flippingbook/If you already own the house, I would recommend going room by room making a list of the items you want completed.  

Both of those items would be key in an eviction hearing.