Knowing your options make better and more profitable deals
1. Hard Money Loans: These are short-term loans from private lenders based on the property's value rather than your credit score. They can provide quick acce...

Quote from @Zach Matson: Quote from @Bill Le: Hey Zach, I tried to look into this as well before and it's kind of all over the place.

Your profit is the difference between your adjusted cost basis and your net sale.Adjusted cost basis is your cost of acquisition plus any capitalized improvements minus depreciation.It is very possible that you could sell a property you have refinanced and generate no cash at the sale but still have a big tax bill because you sell it for more than you purchased it for.

One tool I already have is PropStream, which I know can be incredibly powerful.

The roofer gave me a invoice with high level bill of material, and a statement that it has 2 years of warranty and brand name of the shingles.It does not say brand name warranty or model or batch number etc. 

However, she claims she can’t afford the electric bill and refuses to keep the heater on continuously.

Aren't you  billing in proportion to use?   

Ask local materials distributors which contractors pay their billing on time, and who order materials consistently.Go to some local REI meetups and ask for referrals.Look at local jobsite and take note of truck signage.Of course verify their licensing, here's a link https://lni.wa.gov/licensing-permits/contractors/hiring-a-co...

Quote from @Bill B.: Because the cost of roofs, ac units, water heaters and so on don’t care if you collect $600/mo in rent or $3,000/mo.  

Put the capital in a low-risk instrument (CD, t-bill) that will preserve as much capital as possible even while making your mandatory (5%?)