This is very disheartening to see and I’m happy to help you get these people in gear.

Without knowing more about where you are and what you want to do, I wouldn't be able to give too much more than to check the zoning ordinance to ensure what you want to do is allowed and if it is, what implication does it have on your property.Hope that helps. 

I'd also see if they are doing things to help keep the house cool during the day-keeping windows closed, having curtains or blinds closed to reduce the amount of direct light coming in (ie literally the sun shining in through the windows-not simple daylight).

here's what may be the best advice you can get on a project like this ... find the Best Roofer in your area to help with this!!!

So once you get title reached out to them and tell them you need help getting the estoppel and they will help.  

Hope this helps. 

Let me know if you have any questions or if there is anyway I can help

I'd be glad to try to help. 

There are definitely pros and cons to each so I figured I would just lay out a few benefits and personal thoughts: Small banks/brokerages:Pros:- Some regional knowledge of the market- Possibility of more creative lending guidelines with bank specific programs- Sometimes they have competitive rates for their areaCons: - weak balance sheet (more strict on some guidelines, no wiggle room, inability to be flexible or grant exceptions because they cannot afford to hold less than perfect loans)- Can't scale with clients to different markets- Usually limits exposure to individual investors (they don't want one investor to be too big of a portion of their balance sheet)- Lack of experience with multiple solutions (tend to have 2 or 3 loan products they sell and are too niche to provide tailored solutions)Large banks/brokerages:Pros:- Large compliance departments that understand individual market guidelines (typically each state has specific lending guidelines that augment the national baseline)- Ability to scale into multiple markets with same lender (licensed in many states)- Impossible for individual investors to "outgrow" a large bank's balance sheet (not concerned with one investor's concentration)- More lending solutions available for different scenarios- Often comparable or better rates given the game is volume basedCons:- Can be more difficult to get fast responses if the bank/brokerage does not have good follow up systems in place (or if the underwriting/processing staff gets overwhelmed)- Bad large banks can feel less like a relationship and more like a cog in a factory (less personal)Overall, I have worked from both and worked with both as a loan officer, branch manager, and as an investor/client myself. 

We also use a trust structure to help protect the transaction when needed.I do agree with you that having the dollars to pay off the mortgage if something occurs is best practice.