And on top of that, in a region like ours where construction labor is an acute challenge, they provide a great solution.

If you paint the brick you will have to pay for the paint and the labor.

Construction/Labor is cheap and its a growing state with respect to population, and lack of available housing.All this being said...I CANNOT find a good deal.

You can also hire virtual companies to design, you order, and hire labor to assemble according to spec.Best of luck!

I use Census data, Bureua of Labor Statistics, Chamber of Commerce info, and city websites.

If I have to replace you with someone else to manage that portfolio that yields $3,000 (without labor costs, profit, etc.) then I'm upside down in a hurry.  

Quote from @Joe Villeneuve: Flip in high cost markets, like California. 

understood,  the property is really outdated so I wanted to really make it nice but the first estimate was 30,000 for labor along. so Im waiting for a quote  to just do lBP flooring a paint job. 

.—(1) A materialman or laborer, either of whom is not in privity with the owner, or a subcontractor or sub-subcontractor who complies with the provisions of this part and is subject to the limitations thereof, has a lien on the real property improved for any money that is owed to him or her for labor, services, or materials furnished in accordance with his or her contract and with the direct contract and for any unpaid finance charges due under the lienor’s contract.

Good luck paying Joe the Plumber that way.