Thanks You can go right to your local lumber yard if you are doing it on a job by job basis.

I'm sure some banks are carrying subdivisions they would love to unload as I've seen them up for auction.

When I lived in Houston there was an outfit, West End Lumber that was a (tiny) bit more competitive than even the best contractor supply houses.

People that promote that as a plus usually are people trying to unload unprofitable properties on lazy/novice investors. 

I also know where to go to find wholesale deals in Wichita from people ready to unload properties.

Anyone, and I really mean anyone that is doing any form of construction/rehab, a word of warning: Always buy whatever materials (lumber, cabinets, flooring, sheetrock, plumbing, tile, sprinkler system, lighting, etc., etc) you need for a project seperately with your own credit card/checkbook.

Check out Lumber Liquidators.

i win because i save money up front and the seller wins by unloading the property, yet still making $$ each month?

Lumber Liquidators - get a commercial account there so you get a discount, and you can buy the vinyl plank flooring they provide.

I utilize Lumber Liquidators site a lot b/c they have real reviews and pics that show what it will look like.