Most investors know this and immediately distrust the sponsor upon hearing a forecast like that unless your client can produce a track record of having delivered a similar return on previous deals that have gone full-cycle. 

With the presence of mold, you are in the drivers seat here. 

I don’t know your TREC contract, but many have language to the effect that if the seller can’t deliver clear title, with a small delay to do so, then the contract gets cancelled with simply the return of EM.

What about big tech which has been the major driver of growth in this cycle.

I have enough vinyl plank to do 5-7 units depending on units that I bought this fall on close out from menards (bought every piece they had it was delivered on a semi to my building). 

When you use expensive money like that, time is your enemy and you need to be extremely confident in your ability to deliver on time, within your holding period estimates.

Sometimes, you can ask as a closing condition that all units be delivered vacant. 

As such, I'm interested in working with a contractor that has experience with all aspects of construction, is reliable and used to working with out of state investors (and can provide references), and delivers on the work that was promised. 

If you can consistently deliver on time - you will be in high demand.Cost of legal services has not been a frequent complaint, by the way.Best luck!

Second you've probably changed your drivers licenses, voters registrations, homestead, buying patterns, and tax returns to all reflect your new primary residence and the fact that this is a rental.