My point is if you are looking for an alternative phone or IT solution for your real estate business I can definitely help you out..I like the computer stuff but my expertise is in Voice over IP Telephone Systems and setting up virtual phone systems.The other offer I have is I am a licensed nursery stock dealer in the state of Florida and can buy from any wholesaler in the state...currently I buy from Grandiflora in Gainesville, FL...they supply Disney, UF, Busch Gardens, etc  This is up for discussion, but I am thinking some flippers, contractors, investors, etc may have some landscaping needs from time to time so in exchange for learning, mentoring, etc we can work out a deal where I can sell to you at cost or near cost...I will share my product/cost list...I have access to over 700 items and can beat most of the big box store prices..everything is negotiable.I am currently working on finding properties to wholesale and working on a house right now to do a sandwich lease on and looking at sub2s as well.  

My intuitive solution was correct after all.

Farmers, Allstate and State Farm cannot provide the most correct insurance solution, even in CA.

Has anyone found a solution for this?

They might have done the laundry at 9pm but didn't make it to the dryer to collect until 11:01pm and now they have no access, and if it's a uniform they need to put on the next morning for work at 7am they might call you at 11:30pm to ask you to unlock so they can get at it.Personally I would have a talk to the late hour laundry tenant and get a better understanding on why the late hours before implementing any policy, and find out from the other tenant who complained what is the objectionable noise was it the washer agitating, was it the quick pressure draining of the water, was it the dryer buzzing when done etc...to make sure there isn't a solution before implementing a policy or a lock.Sometimes when tenants don't get along there is an underlying reason and what they complained about are the petty stuff that annoyed them but not the real reason.if you limit access you might find you are just transforming one problem into another and you now have tenants that don't get along because they are trying to do laundry at the same time.

I would approach either a foundation company, or a GC with experience (he will use an excavation company and other labor to deal with the issue.I've had good luck in the past with a few solutions:1) First and foremost, make sure there is a swale about 5' out from the house to divert water around the house2) Make sure there is some sort of foundation drain system which daylights (on the downhill side of the house)3) Make sure there is some sort of capillary break system on the exterior of the house (Delta Dry, crushed 2b stone, etc; DO NOT rely on drylock or any of the cementatious based coatings)

But that makes it his primary residence and also ineligible for 1031 treatment.  

I resold all 200 or so of my Sub too deals with nary a problem with title insurance its important not to use a quit claim deed when you take title that is a bugger.. but then again I do have juice with my title and escrow company.. and maybe I get treatment others don't get..

VA guidelines require that “The surface requiring treatment must be thoroughly washed, scraped, wirebrushed or otherwise cleaned to remove all cracking, scaling, peeling, chipping and loose paint and then repainted with two coats of a suitable nonleaded paint, or:The paint shall be completely removed or the surface covered with a suitable material such as gypsum wallboard, plywood or plaster before any painting is undertaken if the paint film integrity of the surface needing treatment cannot be maintained.” 

With rent prices so crazy in SF that you can make $100K and not afford to live in the city I really think innovative solutions like tiny homes can be a game changer for real estate investment.