Be sure to include a clause about waste disposal and enforce it.

The more knowledge you have at your disposal the better.

I will have more than $20k at my disposal in late March/early April and have a contractor partner willing to do work and getting paid at close since we do not much cash available for flipping.

I'm not using a licensed contractor to clean the gutters, lay a tile floor or fix the garbage disposal. 

My tenants called a plumber with whom they'd done business previously for a garbage disposal problem which turned into a replacement to the tune of four hundred dollars.  

Also, there will probably need to be an independent wire run for the microwave, dishwasher and garbage disposal.

Shawn:If you are renting by the room, lenders will be disposed to see it as a rooming house (whether it is zoned as such or not) - particularly if the appraiser finds distinct evidence (i.e. locks on all bedrooms). 

Why not "pay yourself" to leverage the construction resources at your disposal? 

Living in a college town you've got a lot of potential income generating roommates at your disposal.

Not enough interest made on the loan and small assets typically in micro towns they have no clue how to dispose of the asset if they foreclose.