Why would you retain this contractors services if they were unable to provide a contract let alone a written estimate, or evidence of permits?

The median time to contract has increased by 23.33% to 37 days, signaling a more thoughtful buying process.

Also, I added a synthetic turf and retaining wall (around $5,000) in April 2017.

A 10% retainer like this is found in commercial projects but its released at "substantial competition". 

One of the more important keys is to retain tenants so you don't lose monthly rent.

You simply list your NJ home as retained as a second home or investment. 

The one's that would give me attention wanted a $10,000 retainer just to begin the conversation.

What you can or cannot do to retain a legal nonconforming status depends on the jurisdiction.

One thing in the article that I thought was interesting was that when a major company puts a DC in a town it signals that the town is stable and other companies see it as less risky to setup shop there.Sounds like it might be good time to buy RE in Midlothian.  :-)

I've got enough protections built in to get out of it and retain my earnest money if need be.