I individually priced all my materials and got several estimates from contractors.

I got an email today that the BOI requirement was on hold again since the fifth circuit reinstated the injunction today.

Apparently offering them to leave early without requiring rent, they decided a few hour notice is a good idea haha. 

It is unfortunately a very risky thing to invest with individuals.

We are coming down to get a feel for some neighborhoods we've been looking at moving too and don't really have too much planned so I thought it would be a great time to connect with some lenders, investors, contractors, and liked mind individuals while I'm there!

PM fees are high, exactly because so much work is required in managing STR.  

The repair was extensive and costly, requiring excavation (about 3x6 feet) to replace the broken section and clean up the mess.

Tighten up your requirements.

It’s likely the GC will subcontract the concrete work to a specialist while they focus on managing the permitting process and ensuring everything is done to code—especially if there are ADA requirements involved for the ramp.Let me know if you need help navigating the process or any tips for working with contractors.

If the back of the sofa isn't comfortable, they might be able to work on that, but it will require taking the whole thing into the shop unless it has removable cushions there too.