Memphis, Little Rock, Texas or Oklahoma all have been great plays.

I always play it straight on loan applications for they can be enforced for 10 years from signing. 

Flipping a brand new home likely wouldn’t bring much profit - especially after having to close twice when you first buy it, and later sell it.Maybe you have millions to spend and I’m just missing the big picture… but when I think of “income” I’m usually thinking “net income” after you factor in expenses, like purchase price or building costs?  

That will also play into it.

The first house that I bought was 17 years old, 3 br, 1.5 bath, brick ranch house with hardwood floors, Andersen windows, ceramic tile baths, gas heat and a brand new roof. 

The Simplified REI brand (you can find it on facebook or BP) are some really good meetups.

Also your permitting process, type or land, grade of land, if underpinning is required will all play a factor into your cost. 

What Brand and color paint would you guys suggest?

Play dumb, ask questions, and try to gain as much info as possible before choosing a contractor. 

Being a brand new unit you have rehabbed you might have to get her out rather than potentially ruin the whole unit by an act of her negligence.