The future owner would like to do the work themselves or with an unlicensed (and very affordable) contractor, but to get a permit they need a licensed contractor.  

Oh and dont think about STR's...Charlottesville, Waynesboro, Staunton, and Harrisonburg have been denying permits due to affordable long term rentals. 

@Amby BhagtaniI personally look for population growth in affordable markets where there is stock of multifamily properties I could potentially purchase.

If you have been using expensive vendors, consider switching to more affordable service providers or negotiating bulk discounts for regular services like landscaping or repairs.

I'll post it too, not sure if thats allowed here.https://www.seattletimes.com/opinion/editorials/how-to-end-the-dysfunction-in-seattles-affordable-housing-system/How to end the dysfunction in Seattle’s affordable housing system | The Seattle Times

Memphis can provide an excellent platform for that, with its combination of affordability, rental demand, and landlord-friendly environment.If you have any more questions or need further guidance, feel free to reach out!

Pete—both have strong rental demand and more affordable properties.

I certainly don't want to harrass her - she is a single mom like me and I am sure has a lot going on - but I can't afford to foot the bill for all of my mortgages (working on properties 2 & 3 now) if my tenants don't pay...

Lenders can use legal ADUs to help qualify for the mortgage, so people that didn't even want to house hack before, may be in the market to do so simply to afford the type of house they want. 

Motivated buyers are now bidding up houses to prices they cannot realistically afford.