The contractor still has a few items to complete.I also have emails, texts, and a copy of the contract if you'd like to review

I'm under contract on a property in South Holland (Southwest of Chicago) and looking for input on inspectors.I've been referred to Ryan Valan at a company called General Property Inspections (http://www.valinspect.com/) but would love to hear from other investors about folks you've worked with.

The key seems to be "refering for a fee".(10) Any resident lessee of a residential dwellingunit who refers for compensation to the owner of the dwelling unit, or to the owner's agent, prospective lessees of dwelling units in the same building or complex as the resident lessee's unit, but only if the resident lessee (i) refers no more than 3 prospective lessees in any 12-month period, (ii) receives compensation of no more than $1,500 or the equivalent of one month's rent, whichever is less, in any 12-month period, and (iii) limits his or her activities to referring prospective lessees to the owner, or the owner's agent, and does not show a residential dwelling unit to a prospective lessee, discuss terms or conditions of leasing a dwelling unit with a prospective lessee, or otherwise participate in the negotiation of the leasing of a dwelling unit.

Electric is the anticipated 100+ year old hodge podge and will be a big item to check Friday. 

It's good that you've been conservative with your estimates...you only get hurt when you underestimate.I think  you might be a bit high because your numbers are based on the next replacement date, and not the average usable life of each item.  

I do require my renters have renters insurance and my lease has their insurance cover their items during a loss to the property. 

If you definitely want to use someone local, contact a local REIA and ask members for referrals or contact your state CPA board as they are usually more than willing to help.For reference, you will want to discuss with your CPA:1.

@Elizabeth S. made a great reference to the areas north of the Plaza.  

Great post Tim and thank you for addressing this with facts and references. 

If an item was paid or financed by someone else, then it doesn't go in the denominator, but financing should offset the numerator as expenses in what is received.