This worked well at first, but I started noticing "ghost" charges for random repairs and services: $45 for a door knob replacement, $85 for wall repairs, $65 for a toilet leak, etc.

My firm offers a portfolio product, but it's a 70 - 75% product depending on numbers.

Honestly knowing that people can't picture the finished product, I'd wait until you have possession and can post after photos.

In order to qualify for a 1031 you must have purchased that property intending to hold for productive use. 

The current uses are: Production Industry - Artisan, Office, Office, 1br Apartment, vacant apartment, and a couple spaces that are not used by tenants.Thanks for the feedback. 

A paper trail allowing them to see what work was done while also seeing who did the work will deliver more polished products and accountability from all parties.

My last trip out I went by some of the product and while the area is really cool I think quite attractive the lots very large and the homes pretty large.. the build quality for 900 to 1.3 or so was just about what we would see for starter production stuff out our way..

They say that products can be copied but culture can not and you will find that Mark's community is the top and they are truly engaged.So how did it work out for me? 

Given your expertise as a contractor, you might find an investor willing to fund the rehab in exchange for a profit share or interest on the loan.Cash-Out Refinance:If you own other investment properties, consider a cash-out refinance to pull equity from those properties to fund the rehab.I work for Aslan Home Lending and we have a HUGE variety of loan products, including the ones mentioned above.

@Jaekwan Lee I wouldn't get too stuck on which loan product to use.