That to me is well worth paying a small fee to have a professional manager with experience do on my behalf.

I say this because the obvious reasons house hacking is attractive- but especially for vets because you can use your VA Loan to secure a great loan with possibly nothing down and a better interest rate- you can also have the funding fee waived if you, again, have any % disability which is great because that means no PMI and no funding fee- and finally you could do all that potentially without having to pay any property taxes.

For example, when renovating our master bathroom, we decided to install ceiling lighting in the bedroom, which not only added much needed light, but also created an accent wall that makes our bedroom feel significantly more polished.

Just because you recently installed it doesnt make the next go round any cheaper. 

If a detatched ADU is built in the backyard, it would need to have a new 100 Amp electrical subpanel right from the main electrical meter installed by the utility company.

Willing to do a flat fee listing agreement.

The loan balance plus legal fees, penalties, & interest are typically added to the loan. 

Our E&O insurance is covered by a transaction fee we pay which is reasonable. 

List price is - 505k ( might be able to get her to 480k)Rehab/ Architect fees- 100k ( HIGHEND)ARV- 700K ( LOWEND!!!!)

Avoid any lenders that will require you pay a fee upfront for them to work with you.4.