Ok @Derek Stevens, now we are cookin' with gas!

Federal programs will require you to use GC/licensed folks for a lot of the work and they will get reimbursed by the institution that your loan is with; many GCs don't want to wait on the float time of requesting funds and getting them.Depending on the program and rehab/condition of the home, you may not be required to live in the home (think black mold remediation...bank isn't going to put you in a compromised position) however they may have min/max of when you need to move in.

We didn't need to rehab except for a couple units when they became empty and we used cash flow (so no additional capital needed).The rents are now $10,700/mo and we are cash flowing well. 

Yeah @Kent Fang ching, you detailed a couple of the strategy actions we are doing for clients right now in MN. 

.: Quote from @Patricia Andriolo-Bull: I think we are in the minority.  

Just the other day I saw someone had used black sheet rock screws in the hangers on a brand new deck (non-permitted obviously, and not a single lag or any flashing on the ledger board, and they painted it immediately before the pressure treated lumber had even dried out so that’s going to peal in the first year, at about the same time that those sheetrock screws start to rust lol). 

Mobile homes are cash cows and we are doing extremely well with them.

We are seeing some price appreciation which is great....even the Class B locations still have issues.

There are situations that they can source better value products from larger suppliers such as HVAC units or plumbing supplies, and we are ok with that.

Plan my next day 6 most important tasks - I've been on top of this, but still a challenge to get them all crossed offPlus, most importantly, we have 4 projects here in Chicago we are working to bedone before the end of the year so we can start some new projects off on the right foot!