A customer of mine mentioned she is selling off all of her properties as she is 80 and looking to enjoy the rest of her life task free. 

Unless you are building Rental units, the SF Retail market construction market is not doing well, hopefully your builder is borrowing money at sub 10% interest rates.  4 years ago, a lot of builders were only factoring in 3% for total loan costs, I would think that the carry costs would be 10% or more currently.  3.

They truly are a good local business who values their employees and customers so I want to go with them for the leaks repair, and the annual maintenance. 

Sounds like there are several unhappy customers of Neal Aviation (Garrett Neal is the owner of the company on record) for being sold bad parts and they're burning suppliers with hot checks for parts for privately owned aircraft (in their more recent business reviews).

Why the need for a GC license if licensed subs do the work?

If someone is promising you 1% origination and a sub 8% rate, it is likely untrue.

@Albert Bui  I have done quite a few sub too's and I have had a few called. even though they were current... we of course just cut checks to pay them off.Where sub too becomes a disaster is when the person buying it then sells on contract to a sub prime buyer who then goes on to default.. and the person who did the sub too sandwhich does not have the means to make payments during the foreclosure process and or has the money to prosecute the foreclosure..

The CMA shows properties like it valued at 210K.The cons are I have not had a contractor in the property (plan on having that asap, multiple subs if needed and extending my inspection period), the inspector did not see unit 2 (3bd/2ba), but will come back and not charge to finish. 

I expect mortgage rates to remain within the same range as we have seen throughout 2024.Prices and rentsAssuming interest rates remain stable for the remainder of the year, given the sub-one-month inventory for both sales and rentals, I expect the prices and rents to continue to rise for the remainder of the year.

You will be subbing out the work. 2.