@Basit Siddiqi hit the nail on the head.

Learned that one the hard way...It's really tough to nail down accurate build costs unless you have plans to get quotes but if you want to reach out, feel free and I'll give you my best guesstimate and can potentially save you from some of the mistakes I've made.  

Nailed it in two posts 

Here is where my inexperience (this was only my 3rd syndication) nailed me. 

Welcome to BP - have you nailed down the specific individual towns/markets for the Poconos yet or are you still casting a wide net?

I.e. for carpenters, knowing how many doors need installed, all trim installed, addition of quarter rounds AFTER floors are refinished, wood filling of all nail holes and caulking of all gaps in trim.Tile installers: installation of wonder board, with all seams taped and cemented.  

She got a message a few days ago that said:"Also, not sure the last time you saw the property but the back deck has exposed nails on the boards - my husband stepped on one of them.

I think you hit the nail on the head here, PM will make $ on the placement fee and in this case, they provided the work for the turn which wasn't minimal, so they made $ there as well. 

@Mike Grudzien well, they didn't accomplish it the first time but I do think they can make it work if they hit the nail on the head with their 5 points.

I live in WA State and the numbers in my home market don't look great for me, so I'm looking out of state at SFH's and trying to nail down a city/market to get started in.