You will find investors want their GPs to have skim in the game also.

The parents (daughter's dad) my parents said he check and skim through the apartment and opened all the closet doors we had took quick look then went back downstairs because he was worried about his double parked car probably...The parents daughter really loved the place from what the agent was telling my dad...They ask all these 4 questions just a day before they confirmed to come in to sign the lease...I just don't know how many will be present when signing the lease...already said one will not be able to make it (the daughter's husband) since he works late.

i would not recommend sanding, messy, dusty, and some earlier materials have asbestos , skimming with drywall mud is a better option, then leave smooth or retexture 

I was paying weekly ( so they couldn't run off) milked the job time is money .

Ended making the deal not feasible for me.I terminated the deal because I believe in providing a sound home to live in and not just a shack held together by duct tape just to milk a few bucks out and move on...not that you are doing this, just saying that's how i look at this. 

How do you know that Milk on sale is a good deal when you go to the super market?

You have one set of books, one tax return that flows through to members or as a corporation, one bank account for operations, no allocations of expenses to various LLCs, lower time required for maintaing the llc books, meetings I could go on and on....If any attorney suggests such a strategy, I'd say they are likely milking you into future leagal assistance, and an accountant for additional accounting time.

I may be wrong on this, but I can just see contractors taking one look at me and thinking they can milk me for all I have based on my physical appearance and being female, which is all the more reason I think I really need either an experienced flipper or GC as a partner until I learn more.I'm perfectly fine with splitting things 50-50 to start because all of what I've mentioned so far seems worth it, to me at least.

Couple of ideas on value add:Uhaul- from what I understand this is a low barrier to entry value add that you skim a profit off the top.Propane exchange- not sure what's needing on this but just spitballing on this one.

Both of those scenarios amount to the same wasted time, yours just involved a realtor.Anyway, it's Saturday so enjoy some college football and skim some listings during the commercial breaks!