Then, you do not need magnets or LLCs. 

You forgot about property taxes and insurance....if the hoa doesn’t cover exterior maintenance/ capes, then your numbers for these are low, and probably vacancy.

If you're dealing with a house that you've unclad and will be reinsulating, and the house doesn't have exterior sheathing or some kind of weather resistant barrier (most houses around here just had siding tacked straight to the stud), you're going to have a huge problem.

For HELOC is often a drive by exterior.

The full rehab costs are closer to $35k with updated kitchen/baths, roof,hvac, interior/exterior paint. 

This was for a new weather head, meter socket, exterior ground bar and two rods, service entrance cable and sqaure d panel.

I’ve made substantial improvements to the property (flooring, texture, interior and exterior paint, total bathroom remodel, painted cabinets, new carpet, crown and base, new doors).

I am eyeing a pre-foreclosure property but I can only see exterior pictures on Zillow.

I would like a lot more expertise in working on exteriors.

Looking for recommendations for a General Contractor  / Landscaper who can help me update the exterior of my South Los Angeles property.