Don't make it more complicated than it has to be.

It's not a complicated process (but it's not for everyone).

I'm looking forward to your insurance post (whenever you get around to it... it's complicated as you understand!).

Or they get more complicated and are on case by case and total equity left..

This could potentially lead to complications such as frozen funds when mechanics liens are searched and they see the 2nd lien.

This shouldn't be as complicated as it sounds as every home is going to have a separate lien filed against it for a specified amount of money. 

In most cases, neither is warranted.Warning: I am not an attorney, and this can be a complicated topic.

To further complicate the process, this demand notice must now be attempted to be personally delivered to the tenant two separate times, on two separate days, before it can be legally posted upon the property.

Sometimes, it could be 3 if it's complicated, but commission is always negotiable on- or off-market, but that doesn't mean an agent wants to take less to do a great job. 2 percent for off-market if they are going to do the whole process with you is far and up to 3 percent for a great agent makes sense.

Then double that to get rough labor, That's $80k for framing......Note - I built in a little ritzy town in SoCal much fancier and costly than your area, but the costs should be pretty close....Hope this helps.I just paid my lumber pack for a home in Lake Oswego Or i am building  3k sq ft includes truss's  75k  framing was 8 bucks a foot ( complicated house with strong walls ( metal ) so 24k for framing nails and window sets..