Don't pay contractors based on "percentage", get your bids based on milestones.  

Based upon her actions she will not be granted any additional access to the group.Thus, under the Agreement, the Coach has fully performed each and every one of the services provided.

My understanding is, you can only transfer the tax base value (and not get reassessed) for one family home and not on multiple homes.

There hasn't been an appraisal ordered as of yet, so that is just based on the comps of the area.

Prop 19 is based on the transfer date of the inherited property period, there's no way around it.

My educated guess, based on the limited information provided, is that it would not work in your case, but there a few exceptions. 

I might be best to either buy out your siblings or set the % ownership based upon the current as-is value of the property less the City liens. 

Is it usually a 6 month seasoning before being able to go for new appraisal and getting financed based on the ARV rather than cost.I've done a lot of reading and from what I understand this is possible, just looking for verification, recommendations on path forward or alternate plan, and also some lender referrals for when this takes place. 

It will take you some time to retrain them, but if you come in professionally and make it clear that there is a new owner, that will help.if the property is a good deal based on all of the metrics, then it is a good deal.

I believe there is an exception ... if the inherited property is used as the new owner's primary residence, then the property's assessed value is not reassessed and the new owner can continue paying property taxes based on the previous value.