my first brrrr and it's past my 6 months to refinance. with these new interests rates if I was to refinance I would be braking even. so here is my predicament. 

I’m already itching to buy another, but the wife is telling me to pump the brakes!

Memphis remains an attractive and sought after market by investors because of it's longevity and reliability.  

Tip, fix the brake, replace whatever needs replacing and move on.

If it's not publicly listed the bank is not putting the brakes on a foreclosure.

I didn't have it appraised yet, but according to the gis the aftermarket value was $250,000 since its right on a river.

I dont give them any tools, I dont pay them per hour, I dont tell them when to work. here is a code to the lockbox, here is he project. the price to remodel the bathroom is say $1000, tiles, grout, glue, durrock is on the jobsite. when you do it is not my problem. it cannot take more than 3 days. all that is written in the contract. they do not have their own insurance, I have a builders risk insurance to cover myself. will that work in case he fells off the bathtub and brakes his leg ?

I have known cars that the brakes have failed and rolled into the street .

They have metal brakes at the yard, so they can do the bends.We didn't do a waterfall, like in the picture I posted, but we did do a 4" bend up on the back to create a seamless backsplash.I keep thinking I'm going to use steel again in one of my projects, but then I end up putting quartz in.

The only answer I have is to put the brakes on it.