@Brian MathewsAny thoughts on finding and supervising contractors out of state?

My partner and I will find the properties, put them into contract, supervise all renovations and work with the selling agent, or become the property manager in the buy/hold scenario.

They are having me do all of the logistics, supervising the rehab, closing escrow, etc...They want to be hands off and are looking at this as a straight investment opportunity.I am now just getting back into RE flipping and want to know what the market is bearing right now.

The attitude on the ground will never be 100% right and you will always have problems unless you personally supervise or find a partner with experience and commitment to your project.It is much easier to do the bigger deals long distance ($500k+) because of the amounts involved.Always remember one of the most powerful tools in your rehab kit is "the eye of the master"- that's the guy who's supposed to know what he's doing and what's going on, aka; "The Boss"In my experience, long distance rehabs are extremely tricky and your Vendors will not be motivated to give you their best.

The only supervision they had was from me.

If I have to get involved in a flip, supervision, permits, Home Depot I need to know if it is worth my time. 

Require young children to be supervised by a responsible adult.

And even then, you will need get a sheriff to basically supervise the actual removal of this tenant and her belongings. 

It sounds like you acted as the general contractor (hired the subs, ordered materials, supervised construction, etc).  

Also, make sure Dad informs his children of the property rules and supervises the children when they are visiting.