Your GC must sign the contract electronically before a permit can be issued.

But using that mindset, so is landscaping, plumbing, or clean out during turnover.

I think it's one of the most underrated ways to create value right now, especially considering California's difficult development landscape. 

There have been a few people that have done Sub2’s that come on here bragging about it.. those that do come on here bragging about seem to be  helping someone promote their product/mentoring , have a product or mentoring they are trying to remote directly or indirectly themselves, or simply do not understand the landscape of Bigger Pockets site.

Added a bathroom and remodeled existing.Opened kitchen to diningNew roof, driveway, windows and mechanicalsRefreshed landscaping, hardwood floors and paintWhat was the outcome?

The landscaping is underway.

The funds are deposited electronically each month.  

Today I got a certified letter stating a lien has been placed on the property by the landscaping company they hired but have not paid.

Fix Flip- only do surface style changes- flooring, landscape, roof, windows, etc. 

I can definitely see why you're cautious, especially with the real estate landscape in California and concerns about the economy.When it comes to Memphis, I think it’s a great option for your out-of-state investment.