Directly owned investments (including private lending and directly owned rentals) are great because they give you maximum control and the ability to tweak them exactly how you want.

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.

If you need more precision, you can reach out to a local closing company for an estimate.  

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.