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Friday, March 5, 2021


 just occurred to me, the day we are redirecting the dns server location, that readers of this blog don't know I've been blogging somewhere else, found HERE.  The challenges we face are never-ending!!!!!

For all you long-term readers, see you over on the other page and thanks for tagging along.

Saturday, February 27, 2021

Gone Skiing, Vermont

 Typically, a group of 10+ of us go to Stowe over President's Day weekend.  We leave mid-day Friday, land at the Courtyard Marriott in Burlington by early evening, and gather at the hotel bar by happy hour for drinks, giddy exuberance, some Connect Four, and then dinner.  Started out with my sister, nephew and myself 8 or 9 years ago, and has been ongoing and growing ever since.  And can get super cold up there, with skiing below zero degrees is not unknown.

Well, didn't happen this year but my friend John and I snuck out this past week for a mid-week jaunt up north, with 1 day in Stowe.

Vermont in general, and the slopes, in particular take their Covid prevention pretty serious.  This lodge is typically shoulder to shoulder hot mess of parents, kids and friends all in the full spectrum of fun and ill-temper.  The lines for the food, always pretty good, are hunger games like in the need for strategic aggression.  Not this year.  I guess like 5% occupancy rules, strictly enforced.  Eerie.

Good days for skiing.  Got 3-5 inches of fresh powder on Monday and temperate temperatures for Tuesday and Wednesday.  While the lift lines were unpredictable because of Covid (2 people on a lift or gondola slows things down regardless of the slope crowds), the slopes themselves were somewhat clear sailing, or clear skiing in this case.  If you do much social media, there are some very frightening photos of lift lines out West.

I had never been to Killington, which I liked a lot.  Big mountain, and a lot more 'easy' slopes, which I think would benefit our team a bit more - kids and some of the less adventurous skiers.

I'm surprised this picture below isn't blurry cause of the speed I was clocked at.

Time to think about breaking out the golf clubs for what I hope is a return of my mental health Monday where I social distance from the Office.  As I have reported.  I had to come out of retirement/pasture this past year in order to keep the ship upright, avoid the icebergs, and shovel in the coal to keep her moving full steam ahead.

And another in Killington. 

Thursday, January 28, 2021

New Homes Goin' Under Contract.

 Wow, I'm been sort of hiding out, not returning calls and emails, and telling peeps in a weekly template email to 'check back later'.  So, I stick my head up for just a brief week and did 4 deals worth $2.7m.  Now hunkering down and again and concentrating on getting all these homes built.

These Winners in Saugerties going under contract - 

Ranch 51

Ranch 48

Farm 65

Winner in Kerhonkson

Barn 39

If there was any question as to the 'state of the catskills real estate market', at least for our stuff, it's remains robust.  That's now 19 homes under contract of the 20 we have under construction.

Sunday, January 17, 2021

Open House, Gatsby, Baker, Mercedes and Ulster County Sales

 So I scheduled a model home tour de force today at 21 Willow Drive, aka Lawsuit House, and within 4 hours of the eblast, had covid-safe appointments every half hour from 9:30-3:30.  Could have done 7am to 9pm but have to draw the line somewhere. (update - seemed to have signed up $3.2m of buyers today).

I don't often get to spend a whole day in a house we built, mostly because by the time we are done pounding the last nail, the mattresses are coming in the front door.    But it's nice to get up close and personal and spend some time quietly in a finished home, see the talent of the team, and the inspired work of the client.

Of course I get up, and I bring the Benz E400, and what do I find but that it has snowed, then iced/hardened since we were here last on Friday, creating all sorts of complications for driveway access, slipperiness, etc….

Telling indicator the market is still strong (understatement alert) that a simple Model Home Tour fills up in a couple of hours.  I think that it’s clear that normalcy is still in the distance, and the fact that NYC continues to deteriorate in terms of quality of life, and the fact that so many buyers have not been able to find a home yet will continue to put heavy pressure on the homes for sale inventory.

It has opened the door for more builders and designers to get into the game, but they seem only interested in the high end market, selling ‘design’ as much as quality and square footage.  We’ve always been able to hit all three boxes - design, value, size - in a way others have had a hard time doing.  This helps weather the storms that come and go.

The homes we are currently selling, that were priced back in April and May, are at least $100k under the price they would fetch now, and sometimes more.  It’s a little frustrating, but we’ve calibrated, and more accurately priced our homes, while still being some of the best priced, most sought after stuff on the market.

Our homes are art.   I’ve said it for a long time.  And with this little bugger selling for $500k (I bought it and sold it for $250k) 

Cottage 22 in Barryville in Sullivan County

and this one that was sold for $535k and built for $425k

Barn 16 in Bethel in Sullivan County

and these two which went for $800k+, 

Farm 12 in Barryville, 

Farm 33 in Rhinebeck, 

the proof is in the pudding that our process - creative yet disciplined, fast yet controlled, flexible yet bordered, has enabled us to provide ourselves as a tool for a very talented set of people who have then proceeded to design and build really amazing spaces.  As I’ve said from Day 1, the clients we work with, who are attracted to us, are talented, are creative and are smart, no two ways about it.

Did you know that The Great Gatsby just entered to public domain, 90 years after it was written?  Meaning, anything and everything about it can now be used without any permissions or costs.  I’ve been a Fitzgerald fan for decades, even finding myself in lamp lit university libraries over the years, reading literary criticisms of his work, shadowed by the bulging bookshelves neatly ordered and cataloged.  I own an early addition of Gatsby that a girlfriend gave me back in ’98.  I bring it up because Planet Money, the neat all things money podcast, is spending 4 1/2 hours reading it online, narrated by the voices of the program that we are all familiar with.  I have to say, luckily my interest in the book is great enough overcome their nerdy readings - I don’t think Audible will be knocking any time to narrate Walter Issacson’s biographies of Steve Jobs, Leonardo Davinci, or Ben Franklin.  Welcome to the Public Domain, F. Scott Fitzgerald.  Sad to see you go.

This home in squatting in today, like many others, had a problem getting their appliances.  It’s not just new construction, but a lot of people are spending more time in their homes, eating in, are realizing their appliances are lacking, and are insufficient.  Hence, major supply issues.  Nothing more disruptive to our process than a multiple day install.

Just finished a book  -“James Baker, The Man who Ran Washington”, focused on a man who played a part in every major event USA was involved in from 1976-2010, often at the behest or the side of a Bush family member.  Reagan, Bush, Iran Contra, losing to Clinton, fall of USSR, 2000 election debacle.  Interesting for sure, if a little nerdy.  I was reading about the Republic of Georgia overthrowing their government in 1990’s by marching on the capitol just as parts of our citizenry was marching on the capitol.  Let’s be honest, a lot of governments have fallen with marches on the Capitol.  

Amazing how amazing the print version of the WSJ is compared to their TV efforts.  Unfortunately for America, more people watch stuff than read stuff.  One of the billionaire English Barclay’s brothers died last week.  He and his twin built up a business empire.  What caught my attention is they started out as house painters, as I did.  I get it - it’s a skilled job somewhat easily learned where you can make money and the cost of entry/setting it up is minimal.  As an entrepreneur, I see opportunity everywhere I look as I think about how to mentor my son.

Looks like I’ve already sold 3 homes today.  Amanda and the rest of the design staff are going to be pissed - I told them every year for the last 3 we were going to ‘take it easy and scale back some’.  If I’ve practiced ‘deceptive business practices’ like Nerko tried to say when his out of bounds demands were rejected. I’ve deceived my hard-working team to think that the ‘easy year’ is ‘the next year that never comes.’  For 20 years, I might tap the brakes, but not for long.

Wednesday, January 13, 2021

Specific Performance, and the Legal Reply to some disappointing clients

 'Specific Performance' is a legal term, and means, more or less, that what is expected and outlined in a contract can be generally defined, evaluated, and judged by a reasonable person.  Many contracts contain this clause, and it is meant to to be binding and enforceable.  If you agree to buy a house, if you don't, you can be held to specific performance, and the penalties therein, typically, a loss of deposit (in real estate) and a court can for you to complete the specific transaction because monetary compensation can't be calculated.

In the contracts of Catskill Farms, 'specific performance' is not only a legal concept, it's our holy mantra.  We deliver what we promise, really, with not much of a contract (ours are 20 pages, AIA can run into the hundreds).  Our entire successful run of 20 years is because of specific performance, of living up to our word, to giving the ol' college try and more.  Perfect, of course not.  Get better with every house even after 250, definitely.  Always run into some grey areas with our clients that we have to navigate, massage, and negotiate - without a doubt.

In regards to the Ranch 42 case. we've specifically performed.  The building inspector said so, the board of health said so, the home inspector said so, and even the client did by not forwarding any punch list additions to our comprehensive efforts.  Our employees and subcontractors said so.  Their bank said so.  Our architect said so.  Our warranty says so.  Our social media said so - one of our most liked posts, all the glory of the fabulous design being stolen away by this nonsense.

The Ranch 42 buyers' attempting to extort, intimidate, and bully us in order to not pay some minor change order, bringing out the frivolous arguments of 'specific performance' and 'deceptive business practices' is just not something I'm going to accomodate, regardless of the cost, and I'm afraid the cost in monetary, personal and professional terms is higher on their end than mine.

Let's talk about this idea of deceptive business practices, that because you have a small problem, you can accuse a business which has been around for 20 years and employs 14 people and injects $1m of economic stimulus into upstate towns months after month and month after year after year.  Because you can't get your way you bring a bazooka (unloaded) to a negotiation.  Because your muffin doesn't have the number of blueberries you thought it would, well, that's deceptive.  The world of commerce would cease if the everyday client disatisfaction would all of sudden be 'deceptive' on the part of the business, and damages owed, actual and punitive.  Yes, there are plenty of examples such a term may apply - nothing here even comes close.

Our reply - Stay tuned for more.

I've noticed the documents in this and prior are hard to read and can't be easily enlarged.  I'll post to google docs and share the links.

Tuesday, January 12, 2021

New House, Finito.

Today is Decision Tuesday, in our Instagram account, where you can vote for selection choices going into our homes.  Go on over and be heard.

In Kerhonkson, a new home was built, on 3+ acres.  2400 sq ft, 3 beds, and 3 baths.

 250+ completed homes and counting.

Friday, January 8, 2021

Boring Blog Gains some steam. Lawsuit!!!

 I think my readership on my blog used to be a lot higher because I used to rant and rave and go a little crazy more often, journaling the trials and tribulations of my learning curve, and what it means to build an ambitious business in the muck of an unambitious locale.  The good the bad and the ugly.

Lucas taking his Friday leisure a little far.

Though come to think of it, the decline in readership is also probably a result of a multiyear phase where little happened on the blog (but a lot in the real world), or what was being written about was generic progress tracking and not the personal voice of the founder, whose perspective drove the interesting nature the effort.

Also the rise of social media created much more competition for attention spans and eyeballs, and the 'long form' blog maybe doesn't fit as well as twitter and instagram.  Tag and fly.

And to be sure, I'm more boring, -less surprised, outraged, disappointed, scared, proud than I used to be.

That doesn't mean less interesting things happen to me - I'm always amazed at the roller coaster of my life.  I get hit along side the head with a 2x4 at least twice a day, have some amazing successes, develop and nuture long term amazing, have-your-back relationships.  You don't grow from $200k of revenue to $12m without a team, a very strong trusted team.

this good looking home in Narrowsburg will sell before long.

The team changes, stays the same, gets better as we weed people out, invite people in.  Most of my best relationships date back to the recession of 2008 when we stayed busy and really great companies were out there looking for work, and we connected and they did their amazing thing and I paid them and here we are 130 homes together.  It's amazing.

My office team. Me and the ladies.

We also deal with a lot of clients, and as anyone knows who makes their living with 'clients', it's always tenuous, cross your fingers, do your best, be consistent, and hope you can meet their reasonable expectations.

And our contracts that guide these relationships are not that complicated.  For what we do - pair land, homes and clients, allow for a lot of personalization for a set price, manage everything from permits to engineering to design to construction to warranty - the eyes ears and everything else for our clients.  No one does what we do - they can be architects, custom builders, spec builders with limited options - but to offer the diversity and selections and on the fly creativity we do is unusual.  That we do it in 6-8 months, over and over, is extraordinary.

That business adage that 20% of your clients take 80% of your time is true, but probably a little wrong.  They don't take 80% of your time, but they might take a lot more of your mental energy than it's worth - disproportionate.

What's great about being 20 years into this and comfortable with my decisions - in fact, kind of amazed at how many very diverse situations across a wide range of issues I deal with successfully each day.  Across the full range of socio-economic persons, with their varied motivations and goals.

So when Charles Nerko and his wife Danielle Nerko who are scheduled to buy Ranch 42 off of Ridgevieew Road in Kerhonkson NY threaten to sue Catskill Farms for 'Deceptive Business' practices because they have a problem with a change order or something, I don't even get that excited.   Of course, Charles Nerko is a lawyer, of which I have dozens or more.  But he's a litigator, and if you know the kind, they don't know how to resolve problems in common sense way - they know how to demand, bully, threaten and sue - that's what they do and it's unfortunate for them that this approach would bleed over to their own personal home that has appreciated $200k while I'm building it.  Who sues someone who is receiving something that has appreciated $200k in 6 months and works perfectly?  I don't think they sued me yet, but they have threatened.

So why, when we are two days away from closing, when the home inspector, building inspector, board of health and the clients have signed off on the house - why would the complicate their transaction with a never-ending legal process - because that's what litigators do.  They don't know another way.

The lawsuit they filed is meant to harass, embarrass, and bully me, by alerting my bank, by having this show up on public records, by claiming $750,000 in damages without any reasonable way of getting to that number - it's all for show, to make me cower and capitulate - over $4000.  And let's just say they are right, and they win this claim, we are talking 3 to 4 years at a minimum, and then they would have to collect it.  It's stupid and its only purpose is to intimidate instead of problem solve.

Thing is, they have no idea who they are dealing with- my relationship with my bank is rock solid, my reputation in a market like this where buyers outnumber sellers 1000 to 1 will survive, and any reasonable person would attest to actually how beautiful the home turned out - it's nice. And if I'm wrong, I'll retire. And now Danielle Nerko and her Husband Charles Nerko are going to get countersued for defamation, aren't moving into their home, and aren't getting any closer to the dream of this getaway.  And their neighbors will be turned off for sure, since they experienced the same process, but successfully.  

So, my rebuttal, my response, is to publish their actions publically.  Notify their neighbors and my followers.  I'm not only comfortable with what we offer and provide, I couldn't be more proud of my team, which numbers in the hundreds.

I mean, in a middle of a pandemic, where people are hanging onto their rentals and livelihoods with everything they have, we have the Nerkos who actually have designed a really nice home which has appreciated $200k in 6 months, threatening to sue.  And this has been going on since July.  I've never seen a worst example of self-defeating behavior.

To understand how truly absurd it is, you have to understand there is a well-worn legal path to get someone to close a home - you schedule, you ask, you beg, and at last, maybe you can call time is of the essence which even then just starts the clock for 30 days down the road.   As anyone who has ever bought or sold real estate, getting to the closing table is an art, a work of finesse among a lot of diverse parties.  A miracle really.  So these fools think they can just demand it, file a fake lawsuit, and all of a sudden I'll be on my knees begging them to buy my house.  Read the demand letter - not only is it full of false information and misunderstandings (well charge is a lot more components than the cost of the drilling for instance) - who reacts well to be spoken to like that - and now understand this has been going on since July.

Anyone can sue anyone.  Winning is a different matter.   Since he's been threatening to sue me since July, I've insisted he sign a general release, which he is slowly recognizing is going to happen before he moves into that home.  He will acknowledge my team did what we promised.  He won't move in before he does so, his 3-year-old daughter won't experience the wonder of nature and his family won't have the safety and comfort of one of my homes until he does so.  Think about - in this crazy world right now, when a pandemic raging, politics unsafe, trouble swirls - a beautiful house, fully functioning awaits them and yet this is how they choose to end the process, to welcome in this new chapter, this how they choose to celebrate their accomplishment and victory of achieving this grand ambition.  There is little doubt the cost of his lawyer interactions cost more than any minor costing reconciliation we needed to do between builder and client -  so I will say it again because it is so clear, this has nothing with anything other than a person unable to solve a simple problem without a snuggle blanket of litigation.

Sure a little lofty speech for a real estate transaction, but what I think has made us who we are, is we provide more than a home - we are a realization of an idea, an aspiration - that marks a level of personal achievement of our clients and their families.

Sometimes you have to stand on principle, and I don't do it ever, other than one experience when a local retarded little league president asked me to sign a paper that said I was a bad dad, bad coach and bad community member after I challenged him on a very bad decision he made that put kids in danger (Ryan Gillespie).  I've never seen the inside of a courtroom in 20 years, 250 homes, $200m of sales, tens of thousands of subcontracts.  Everyone I work with - the bank, my subs, my employees, municipalities knows I shoot straight, pay my bills and live up to my word.  I may not be the nicest guy, may have sharp elbows and may speak my mind.  But I'm honest.  Say otherwise, and expect a response.

I will post all litigation documents, details, depositions, and decisions (wow, awesome D's).  Sunlight is the best disinfectant.   I've been selling real estate for 20 years, on both sides, and have dealt with thousands of transactions.  The legal theory they are espousing is so unfamiliar to me I'm almost interested in playing this out and seeing the complaint in full.  It goes something like this 'We love our house, we got everything we wanted, a series of inspectors have signed off, the house fully appraised, we have logged no real quality or process complaints along the way, the house is move in ready, the house has appreciated, the builder has offered numerous times to refund our deposits in full, but we are suing for damages we didn't suffer'.    I actually just want to hear what a judge says about this.  

But it's not about a judge, it's about intimidation.  In my experience, the legal route is the absolute worst route to solve a problem.  There's no glory, you lose even when you win, it takes forever, and there is little sense of accomplishment when you are done.  I think that early lesson - of the reality that the law as an ineffective way to resolve problems.  And right now courts are backed up, way backed up, because of the pandemic.  They sue, I countersue for filing a frivolous lawsuit and for defamation, and off we go, into the great wide open of years and years of nothingness.

This year has been a year of trials, black swans, really serious problems, that had to be solved, solved quickly, solved successfully.  It was a year of new problems where the old tools didn't work and new ones had to crafted and forged.  I tell my office I had to come out of semi-retirement this year to keep this ship righted, gave up my 'Mental Health Mondays' and "Site Visit Fridays".  I had to work, solve problems, while managing a lot of day to day business operations driven by the pandemic.  I came out the other side, as tracked by my blog, just a month or two again - drained but with the full realization I'm even better at what I do for those trials then I was going in.  

So this nonsense, in perspective, is barely making it on my radar and in some ways is a real distraction from the mundanity of my daily heavy lift but repetitive problem-solving - while the law sucks for problem solving, on the other hand it's infinitely fascinating.  It's a problem to solve - I hold all the cards (house, deposit, patience) and I have 20 other houses to be validated from that I'm currently building.  If nothing else, I'm aware of a new level of expertise that allows me to approach this with a principled calm that I think will serve me well over the 2nd half of my career of building homes.  And that's without even thinking about that much all my insurance policies that pay for my robust defense.

And like Stephen Cohen, the arch-villian of Hedge Funds when the Feds were trying their best to get him but they just couldn't make the case - go spend some money - in his case he bought a few paintings for $100m+ and then bought the Mets.

I choose a pool -

Thursday, December 31, 2020

The Petersheim Family Fund

 You don't have to be uber rich to give money away.  I've felt the tug to give really from the beginning of earning money, even when flush with debt and uncertain prospects.

My guess is over the lastr 20 years I've given $150,000 or more to various people and organizations.  There have been successes and failures and they encompass little things like $100 here and there to fire departments and similar, paying for and building dugouts for a little league, non-profits like Sunshine Library in Eldred, anything Tannis Kowalchuk is part of.  We more or less paid for the rehab of a Veterans' Home in Liberty NY for a local church (B.A.T.S.), which turned out to be almost a fraud in my books, or at least so little actual assistance to veterans it felt like fraud.  There's been local people with health issue, communities with holiday festivities, etc... and so on.  We also advertise in local newspapers where the benefit is nearly undetectable to us, other than to support local journalism, a passion of mine.  Catskills Center, Ashokan Center, Homeless Federation in Monticello.  Giving has always been part of what I do.

3 Years ago, in order to get better advice and be part of a community of giving, I set up a donor-assisted fund with the Greater Pike Community Fund.  What they do, through the help of the tax code, is offer an umbrella 501c3, so small fry funds like the Petersheim Fund and others don't all need to have tax code compliance expertise, grant committees, accountants, check writers, etc...  It's a great way to reduce the administrative burden, to share it, in a way.

For me, I'm as drawn to the organization as well as the person who runs it.

We've just announced this years grants and they are as follows, sharing $10k of gifts - 

GAIT, a place in Milford PA that uses horses for a wide range of therapeutic needs.  This is lead by Martha Dubensky. 

Ecumenical Food Pantry, which provides a food pantry to NE PA for decades.

A Single Bite, run by the Foster Hospitality Group, and provides balanced meals and education across Sullivan County.  This is run by Sims Foster and his wife, Kristen.

Farm Arts Collective, an organization run by Tannis Kowalchuk, which combines theater, farming and creative thinking.

Kyle Pascoe Memorial Fund, which was founded in 2018 after the auto-accident death of a 17 year old, backup quarterback sophomore at Delaware Valley High School

We wish a happy new year to all.

Wednesday, December 23, 2020

Dumpster Fire - 2020 & Things I Know

I know some things, more than some less than others, having lived on the edge for 20 years. 

One thing is true, among many, and that is idea that you get more out of people, and more bang for your buck by expecting less, not pushing for more, all the time.  Like a car hitting a corner and strategically slowing into the curve only to accelerate as physics allows, deceleration actually produces better results than the pedal to the metal syndrome.  Which is a tough trick to stick because to modulate the effort and production without tempering the vision or goals can seem to the uninitiated to be working at cross purposes.

I wrote a published article about it last year - 

How To Retain Employees

Another thing I know is our little business niche is a niche that has continued to give through good and bad times, through healthy times, through virus times, for 2 decades now.  This New Yorker thing we have, that narrow lane of folks who believe what we offer is cool and has value, has been a tree we have picked fruitfully for nearly 20 years.  Rarely is a niche so resilient - typically the story would be, sooner or later, the niche would hiccup and fail to deliver, and then all the commentary on our failure would be 'too many eggs in one basket' type of things.  But so far so good.

Another thing I know is how fortunate I feel that our school district successfully held in-person classes for the entire fall school year, which was a gigantic relief since many schools didn't even try, and I think it's safe to say it's becoming abundantly clear how detrimental zoom schooling is to a wide range of kids.

Another thing I know is how grateful we are that my 76 yr old mother got covid and survived without a whole lot of trouble, though it was worrisome nonetheless.

Another thing I know is few things tested my metal more than the assorted trials of 2020, and my ability to steer my corporate ship through the typhoons of turbulence.  Day by day planning, see and decide, act and execute, clear-eyed even when sight distance is narrow and limited.  The pandemic was tough enough, but as I've written, we had some real black swans like a 2x4 alongside the head at really the worst times.  Head down, rise early, solve each problem with a step by step process of inching along, jumping, inching some more, leaping, repeat.

Back in the day, I used to complete these tests not knowing how absurdly difficult they were, and how unprepared and unarmed I was for them.  At least now I know when I'm doing something pretty damn hard.  And when I notice it's a hard task, you know it's a hard task.

We have an amazing team of 11, all cross talented, eager to help, and committed to the effort.  It's not an easy thing to accomplish, but accomplish it I did.

Merry Christmas - 

Friday, December 11, 2020

Out of the Wilderness and a few more sold.

We sold 3 homes in the last 4 weeks.  The farmhouse below in Olivebridge NY, and now a 
Ranch in Milan over by Rhinebeck, and a mini-barn in Narrowsburg.  We get around fo sure.

Most of these homes were started during the uncertainty of the beginning of the pandemic, and built during the daily changes of rules, regulations and lock downs.  We got it done, and now have a pipeline of about 12 homes we need to deliver over the next 6 months.

Lumber prices have more than doubled, products like windows now take 10 weeks when they used to take 3, appliances are mostly unavailable as showrooms are unable to source product.  It's been challenging, and I'm thankful we have a full staff and a deep bench of trusted suppliers who are working hard to do their best to get us what we need and our clients want.   But it's harder now, a lot harder.

What happens as a small business person is that big problems need big solutions, and typically they aren't able to be delegated, even though I'm a very good delegator, when possible.  So what happens is the business owner's life gets hijacked, and all things must fall away and delayed until the problem is solved, and sometimes that takes months or more.  There is no other path, and most times it's completely unexpected, except as a small business owner, the unexpected is always expected.  Your life is not really yours, it's your business'.   

We had the pandemic, truly a disruptor.   Then we had an employee with a health emergency take 3+ months off without warning, we had a deleted website and the need to hire a web designer to rebuild the site (without warning),  a complete shit show of disappointing vendors in my 3 house project in Phoenixville PA near Valley Forge and a host of other things.  Now that I'm on the back side of fixing each of those issues, beginning with the first step and seeing it through to the end, I see the drain and stress and tolls these tasks took on me.  It takes a seriously hardy constitution and ability to meet the challenge, or challenges.

And more importantly, to solve these issues without letting your current clients feel/take the brunt of the unexpected disruptions.

A 2600 sq ft 3 bedroom and 3 bath Ranch in Milan NY, sold for just under $700,000.

A 960 sg ft Mini-Barn in Narrowsburg NY sold for under $350,000.