Based on your first fix/flip, it sounds as if you don't have any issues doing moderate rehab.

So, we network and build, and then learn, based on our past experience, how to analyze more efficiently or how to shrink our buy box.

I would still set aside money for renovations that are need based if you do that and use the rest to invest.

I have a 100 unit portfolio based in Louisville and Lexington KY mixed between SFH, and 4-8 unit apts.Biggest help for me was their ability to insure closer to the purchase price instead of replacement cost. the team is great and I’ve been happy with the claims process. 

@Ilir Livadhi I think you are referring to property wholessalers telling you how much the rehab will be - and as you see, their numbers are often not based on reality.

They are very likely based overseas.

Obviously tough to give advice based on minimal info and no info on your personal situation.

As I start to look at what sub-contractors I want to use I wanted to see if anyone has a good base template for sub contractors to sign?

Most hard money lenders base their terms on the deal’s equity and your experience, so with a solid flip track record like yours, you should be able to find better leverage — especially if the deal has a strong ARV.What's the ARV on the property?

Because it is always changing, but not always warming.....gotta cover your bases y'know....