Lenders do not want there to be loose wires, no roof, boarded up or cracked windows, no kitchen or baths, missing flooring.

It's a loosing battle trying to get him to throw anything out and change his ways, it's a psychological issue.

If you are seasoned from a lot of flips you have the means (contractors, knowledge) to deal with about everything efficiently and deep enough pockets that you can afford to loose money on one deal. 

Don't loose your dad's money.

Hence the reason why I thought hard money would be required during the seasoning period.Also I think we are heading into a correction for some areas of the country which means you could loose some of the value and eroding the 25-30% discount it took so much effort to find.For now I think the smart money is to buy with rehab in mind and only take deals that can also buffer for possible interest rate increases and some market softening.

Sometimes I have to override them on choosing a plumber, when its just a handyman job, ie, when the handle set screw comes loose on the shower hot cold water handle, that does not require a plumber, but the PM was all set to send in my plumber, and I told her that a handyman can do that.... of course she agreed, and got me a handy man within 24 hrs.

Looks good but the problem I'm running into is that the deal calculation says I loose money in the 1st year even though it says I make money every month 

It seems like the system is set in a way where landlords can't really improve the condition of their house without knowingly loosing equity or cash flow. 

Lots of older buildings have loose bricks plus cracks in the wall.

Called to complain his bedroom doorknob is loose, about to fall off.