I've always found Angie's List contractors to be high-priced compared to ones I've run across via referral.  

There may be an unincorporated city of 20 people somewhere in WA that strictly follows the state attorney gen guidlines but that's not the case for most of the population here. 

Bay area could support that as most SFR landlords here are high earning techies.  

It's not high school.

Unless you totally threw all REI strategies out the window, which I highly doubt since you are getting into the weeds of Def Comp, you will blow that 457B out of the water in due time.

Doing a refi now would move me from a 4.5% interest rate to somewhere in the high 7% to 8% range, so I am thinking of potentially selling.

ok  further along in the process...I was the high bidder at the bank auction and I have approached the person and offered her cash for keys and she doesn't want money and seems to want to max out time before being evicted.in meeting the her,  she appears to have had a hard life and does not appear to be in great mental health and might have a current or past addiction. 

BiggerPockets Team, What mailer companies are you using and highly recommend?

Highly recommend retaining legal counsel to draft a partnership agreement that meets your particular needs.

You could leave one in every room on a high shelf, inaccessible to a child.