@Jay Dewberry's suggestion looks great, but I can think of a less attractive and no doubt less expensive approach.

Doubtless that will change once I stop doing my own floors.

This is doubtlessly because we are older and have children.For the current year, and in years past, we have had to fairly significantly increase out of pocket expenses and reduce coverage in order to keep premium increases within budget.Gettin' older is for the birds.

Doubtless, you'd find them trustworthy enough for that...I also just had a tenant vacate that is an attorney.

For those interested in buy & hold; the key to success in property investing is doubtlessly good property management.

Many of you have doubtlessly noted the demand for dual master suites -- especially to the 20% of Americans (and growing) who live in multigenerational households, but also for the broader market.

There are many less experienced appraisers out there, but the appraisal apprenticing process is doubtless the most stringent in the real estate process, so I wouldn't throw any more $ at it trying pull a different slot machine lever, but rather I'd interact with the appraiser and if that doesn't work, you can speak with the lender and share with them why you think the appraiser's report is un-reliable or fails to affect reality.I hope that is useful guidance, Les :) 

No doubt.

Doubtless that can will be kicked when we get into next year as well.

And the firms that had funds in escrow, teams of lawyers, and reams of paper backing their guarantees - like Lehman Brothers - sometimes don't compare to a seasoned operator with decades of street cred in the business that has everything to lose if they don't do what they say.I share this example not to pitch our firm (there are doubtless a number of others like us out there who are legitimate), but to demonstrate that there is a workable business model for long-term guarantees that works for both parties.