And of course they are paid to go pick up materials, or that is factored into their bid.It all comes down to communication between you and your contractor/handyman.As an investor buddy of mine says, I don't let anyone else spend my money.

This is neighborhoodscout stats- since 2000: 287.98% or 5.75% annually which is 10/10 nationally- for last 10 years: 125.30% or 8.46% annually which is 9/10 annuallynot bad but not that impressive until you factor in leverage.

Are there closing costs I need to factor in? 

I suspect that we will see each of those at play as factors in wins and losses for investors in the coming years. 

You must factor in the closing costs of the 2nd refinance as well to see any true savings. 

There are different factors in play.When Ian hit, you had people moving to florida in droves.

This can go so many ways depending on so many factors.1031 cannot defer cost seg deprecation recapture (only straight-line depreciation).This needs to be modeled out with 1031 or outright sale and recapture percentage.This post does not create a CPA-Client relationship.

Politics definitely effects taxes and the economy.I'm sure relevance will vary by location, individual, type of investing activity and other factors.

In your experience, what specific factors do you find most critical during the underwriting process?

There are many factors to consider when investing in any market, but the main things I work with my clients on are price point, level of rehab, exit strategy, and risk tolerance.