I did a rehab last year where I let my agent team supervise the entire thing.  

My husband and I would pay for improvements, supervise the work, and manage the rental.

Germain Act carves several exceptions in which the lender may not enforce the "due on sale" clause:Exemption of specified transfers or dispositionsWith respect to a real property loan secured by a lien on residential real property containing less than five dwelling units, including a lien on the stock allocated to a dwelling unit in a cooperative housing corporation or on a residential manufactured home, a lender may not exercise its option pursuant to a "due on sale" clause upon: The creation of a lien or other encumbrance subordinate to the lender's security instrument which does not relate to a transfer of rights of occupancy in the property;The creation of a purchase money security interest for household appliances;A transfer by devise, descent, or operation of law on the death of a joint tenant or tenant by the entirety;The granting of a leasehold interest of three years or less not containing an option to purchase;A transfer to a relative resulting from the death of a borrower;A transfer where the spouse or children of the borrower become an owner of the property;A transfer resulting from a decree of a dissolution of marriage, legal separation agreement, or from an incidental property settlement agreement, by which the spouse of the borrower becomes an owner of the property;A transfer into an inter-vivos trust in which the borrower is and remains a beneficiary and that does not relate to a transfer of rights of occupancy in the property; orAny other transfer or disposition described in regulations prescribed by the Federal Home Loan Bank Board.The Federal Home Loan Bank Board, which was disbanded in 1989 and replaced by the Office of Thrift Supervision, takes the absurd position that the Act only applies to owner-occupied homes.

Much easier for them to supervise (and insure for E & O).Personally, I do not have the attention span to do the same kind of deal over-and-over, hence my attraction to probate, deceased and missing owner transactions.

Then replace the roof under your supervision using your own roofer.

Remember - individuals performing these tasks may only do so under the supervision of a real estate broker!"

Basically, if you are going to demand that he do his work at the time and place of your choosing and closely supervise him, he's an employee.

Make sure those guys don't take the good stuff and leave you will junk left on the property - needs to be a supervised deal.

For instance I have enough experience in electrical that I think I could much of it myself to save money, but I'd have to find an electrician willing to pull the permit and supervise me as his "employee" for the job.

But even at that, she warned, cost savings “are not guaranteed.”Still, she added, because projects will be built faster, financing costs should be lower, change orders should be minimal and supervision costs should be reduced.