Basically a GC will incorporate their costs into the total bid for the project, a project manager a lot of times would be an employee of a larger construction company, a builder, or investors that take on a lot of projects.  

The fact that It needs $35,000 of repairs  ( of which I do no have the cash to buy the Property outright AND pay for this amount in repair )    So I am looking at Seller Financing ( if I can't find a Portfolio Lender to incorporate the costs for the Repairs into the Loan as a wholeThe property(s) I am looking at, all are distressed and from what I can tell, have been sitting for a year or more.If I can get these properties for $20,000 - $25,000 , I could afford that ( since I will be doing a Cash-Out refi on my primamry for around $25,000 )   BUT, if the bank would then only loan me 80% LTV on that $25,000 for the Repairs ....

The seller wants to buy the home back down the road, so the tenant situation is fairly ideal as long as his income doesn't tank again (divorce and job loss are the initial hardship reasons).I'd also like to incorporate into my financing agreement something that states that non-payment of rent by the seller would result in non-payment of the mortgage, mitigating my risk in the mortgage. 

perhaps u can come back to socal but invest elsewhere like some bPers are doin. not me though.in thailand and cambodia, i hear one can IRE via incorporating there.

Hello- I am looking to incorporate my RE Investment company.

However while you didn't have to find the lead you still have to do all the work of evaluating, negotiating and contracting the place while needing to incorporate an excessive finders fee.

It's all very exciting though and I finally broke away from my job in corporate America.

I would look to see if they are members of IBA (Trusted Choice logo) and if they have designations like CIC or CPCU.

However, is it possible for you to shift the water bill to the tenant by either 1) incorporating the cost into the rent or 2) having the tenant put the water in their name (this should only be done if the agency allows it and they will shut the service off if it goes unpaid and will not impose a lien on the property. 

I incorporated in June 2019 and have grown exponentially.Between these two additional streams of revenue, I've made an income equal to an additional w2 job.We've acquired 12 units, solidified lines of credit, built relationships with lenders and are 100% certain if I leave my w2 it will not hinder our ability to acquire more properties (any more than running out of capital will)My construction business is now taking my full attention away from my 9-5 job.