If everyone in America who saw a car commercial on television called to let Honda know they don't want to buy a car, they'd have to hire a few more customer service reps.

We also had issues with our general contractor who's subs weren't fully licensed and were careless, which resulted in several delays and several failed inspections.

I'm sure you can browse expired listings and find motivated sellers, but we do this in parallel with a full time job, so there's no time to make cold calls and create custom mail lists.  

I'm trying to fill the gaps in few sub-contractor areas for the Denver, Colorado area.

depends, I always preferred drywall as opposed to paneling but if the paneling is over plaster and the plaster is in terrible condition removing the plaster and installing new drywall can be a nightmare you may have to rewire and replumb the whole house if you are getting inspections done, so take one room or even one wall at a time, if you feel at that point you can do the rest of the house then go for it, it's also an affordable thing to sub out, you should be able to pay someone $10 per sheet or less to hang and $10 a sheet or less to tape and spackle depending on how many sheets you need done, keep in mind a sheet of drywall cost around $10 a sheet also,  you can also remove the paneling and do a drywall venere which is a thin sheet of drywall over the plaster basically just like paneling except it's drywall.

During this time period we also began building custom spec houses as an entry into the higher end market.

PMI would absolutely be included but if it saves the customer 5% on a down payment of a home that is undervalued do to work needed to be done I think that's great.The customer does have 10% of her own funds and I'm not familiar enough with commercial loans to comment but I know you're on top of things so I would trust your judgment.In conclusion my institution has no overlays so when I quote guides it's directly from Fannie, Freddie, FHA, USDA or VA unless it's my portfolio division.

Typically there is pre-printed contracts and addendums used and then an attorney handles the closing with title only doing the title search.Attorneys are used in more complex transactions however that require a bunch of custom language.

I did a search on "subject to" here on the BP site and came up with over 2000 forums on the topic. Can someone send me the links to best article, forum, or blog on subject to. I want to know the basics, contracts and ...

The days of the sub 20K house are over maybe?