Remember, the most expensive piece of education that you ever paid, considering time spent and value.Regarding our 5 simultaneous flips, I have had a look at your Facebook page https://www.facebook.com/House-Renovators-LLC-9399...and I have to say that I do not see at any time during the past 2 years 5 simultaneous flips, but a continuous line of properties, a couple of the overlapping ... we must have different ideas of what simultaneous means. 

Easily some of the best money I've spent.

We spent the next two years hiring an architect to help us with the rezoning process and finally embarked on getting it zoned commercial changing the occupancy status from R-3 to B, S-1.

We bought it  6 years ago and spent $120,000 on renovations.

Not everyone chooses this route, but I feel that the money is well spent. 

No professional is 'necessarily required' but it is normally a tradeoff between time saving, assurance that things are done correctly for a cost.For me, i can paint one of my rentals, but i decide my time is better spent elsewhere.Best of luck.

Your time is valuable and better spent doing other things than chasing after your late tenants.

But I spent a lot more money and spent 3 additional months. 

The thought of paying them to leave makes me ill but the $2500 spent on doing so was a cheap date considering the other options. 

I have spent a lot of time searching through posts on these forums to get an understanding of different directions and investment decisions that interest me, however I realize times are dynamic and what investments worked 2 years ago may and most likely  would not work the same in todays world.