@Michele Fischer- I am currently eyeing Battle Ground, WA as my target market.

Thanks Christopher,  I probably needed some grounding from my whimsical ideas.  

I just put "ground floor 2 bedroom in up/down triplex" or "side-by-side duplex" whatever it is.  

As e & o doesn't cover fraud, any idea what grounds should the lawsuit be filed under?

Please enlighten me @Russell Brazil under what grounds should a sellers agent refuse to business with a broker who does not have (nor need) MLS access? 

If it's retirement income then I'd stick with the cheapest renovation possible improving the property and increasing the value a lot of times landscaping and or grounds work done improves the visual there by the perceived value and that can be done while your father lives there. 

@Orlando Paz - is the floor where the water shows-up above or below ground?

I guess at least she's taking public transit and not running her car into the ground and spending a fortune on gas.

On the positive side, maybe I can help "on the ground" here if you need someone to check out a place.

Of course nothing can replace having boots on the grounds, but her book is a great way to get the lay of the land.