The reason being every site and project is unique, and while I do attempt to provide a reasonable estimate of what it will take to complete your project there are many factors outside my control.

Anywhere from small contractors, pest control, welding, even crossfit, etc.

There are no price controls on home improvements . 

Even they need monitored from time to time.As least you own and control the asset, can sell whenever you want and you won't get any capital calls other than your turnkey provider calling you to buy another one lolMuch success

If your tenant demands they work outside of those hours, then they have to pay the extra cost the contractor may charge for after-hours work (typically 50% more).I recommend you take control of the situation.

Hi Jerry,SF has some of the strongest rent control laws in the country, limiting how much you can increase rent and they also have a strict guideline for eviction. 

The goal is to have control of my time and make memories with my family - especially while my kids still like me (ages 8 and 10).

I can get 10% down, cash flow, get the tax write offs and still control the property (refinance) to deal with any due on sale call.

is there a device i can use to measure the level of pander?)

this is in our lease regarding prohibited conduct, aka violation of the lease, "criminal conduct, regardless of whether or where arrest or conviction occurs, including but not limited to: manufacturing, delivering, or possessing a controlled substance or drug paraphernalia; engaging in or threatening violence; possessing a weapon prohibited by law; discharging a firearm in the apartment community; or, except when allowed by law, displaying or possessing a gun, knife, or other weapon in the common area, or in a way that may alarm others"I'm no lawyer but the person who wrote this lease is a lawyer, "regardless of whether or where arrest or conviction occurs" leads me to believe that suspicion of illegal activity is enough.