I realize that it depends on how many properties you own, whats your investment model, and what you access to funds such as lines of credit are... either way, I would love to hear more about how yall evaluate where to out the dry powder & recycle it to do it again all while not getting to lean to cover the unexpected.

If you don't have a sprinkler system, id bet the house is going to move further, especially considering its spring time right now, its going to dry out significantly this summer as it always does, so id guess youll be down more than just 3 inches by August.

If MLS markets are relativley 'dry' around the nation, where do these sellers get their properties they are so motivated to sell?

Even better than an oil-based primer is one that is shellac-based - much faster drying time and better seal.  

Tenant education to keep the floors dry and wet clothes off of the floor helps also.

I can tell you from my REO brokers that list nationwide that inventory has all but dried up.The transactions are happening more on the short sale side now and many of these properties are in better condition than a foreclosure because the property hasn't been sitting as long and the current owners are still maintaining the properties some.Since the banks are working with them and the short sale process has been streamlined owners are getting less frustrated and doing less damage to the properties.

We hired a company to do all the framing, dry-in, siding, roofing and front deck construction.

They are both back to back, however one is dry funding (a-b closes with money from b-c) and the other is wet funding (each closes with independent funding).What amazes me is title companies that say they don't do that, but in the next room they are closing 1031 exchanges all day long which are just back to back closings.

You should do a few "dry runs" in advance to get a feel for how fast everything goes or use a professional bidding service.2.

The house has a underground stream that runs under it and it is very difficult to keep the basement dry.