If I pursue the GC option, should I contact the contractors working on those apartment complexes (signs I see displayed outside the construction zones, next to the street), or is there a better way to find reliable contractors (I've read the forums and I've found a few, but I've also read a few horror stories)4) Remodel Budget: my initial plan was to use a hard-money lender for my rehab budget and after the work was complete, hopefully get a bigger appraisal on my house, repay the lender, and remove the mortgage insurance.

NMLS # displayed on website so you know they are licensed and legal.Looks pretty legit to me..  

A few other things I put into leases:- no unregistered vehicles stored at the property - no displaying signs of any nature in the yard or any of the windows

My realtor, Sydney Mills of Maywright Property Co is a great friend of mine from back at my first job where she displayed tons of grit and perseverance.

I'm always one to err on the side of caution, but I've done loans for clients where what was being calculated was incorrect and that client had been turned down multiple times, until I dug into the numbers and then displayed that for underwriting. 

It wasn’t until the end of November that we even learned that a permit needed to be displayed in the window of our property, and work began at the beginning of October.

This is something that makes sense intuitively, but is even more striking when displayed in this manner.

Shockingly on my last visit there to monitor and wrap up the repipe work, the tenant stormed out of their house and curse me out and threaten to hit me very raw display of attitude, and I try to deescalate things down as it can probably been heard his screaming 4 houses down.  

@Ben ZimmermanFor the record, though your explanations have merritt, you continue to display that you are not entirely familiar with what is now called velocity banking.

I have pasted a link to a google photos album displaying the before and after photos of our most recent flip that we completed a couple weeks ago to give you an idea of what our quality of work looks like:https://photos.app.goo.gl/B7c3...