Agreed - my analysis incorporates this. 

Germantown has plenty of opportunities, especially if you keep an eye on areas with improving infrastructure or schools.

This keeps them motivated.Clear Contracts: Make sure your contracts have deadlines and penalties for delays.Regular Check-Ins: Visit the site often to catch issues early and keep things on track.Scaling UpMultiple Contractors: Work with more than one contractor to avoid delays.

I am eyeing up a property I want to buy that costs much more than usual so my plan was to use a hard money loan to purchase, and rehab it with my own money, then sell. 

In this case, who is responsible for the catch-up?

I was never even informed of this expense, I just keep a close eye on the ledger which is how I saw the expense.

Reflecting on that first purchase can be a real eye-opener.. it reminds me of when I first got into rental properties and felt like I was jumping into the unknown.

These are the three zipcode that I am eyeing on right now : 73128, 73170 and 73135(I think this is near the AFB).  

Given your buy box, keep an eye out for properties with strong rental demand and minimal major repairs.

These modifications are carefully crafted to incorporate ADUs seamlessly, aiming for a delicate balance between increased urban density and sustained neighborhood character.