But if I get one under contract, would be nice to know that I can have an out if a more thorough inspection uncovers something major I missed. 

Most good manager won't want to waste their time on a single property in a not so nice area of town where they are maybe making 200 a month at best on it. 

Discover a new kind of real estate investment and uncover profits on your local courthouse steps!

If so would you be so nice to share it with me please 🙏🏻?

Needless to say I had to find out for myself what info you had uncovered. 

Smaller project would enable me to damage control better in case something goes sideways but it would limit me to not so nice neighborhoods.- With market delinquencies, do you think there is risk of ARV going down by the time I get done with the BRRRR which might be end of this year probably.- Does anyone references in twin cities for rockstar investor friendly GC, wholeseller and hard money lender?

The one rule:  My newly licensed helper ABSOLUTELY cannot have a buddy with him as then he would be considered by my insurance co. to be an uncovered employee of the licensed worker and therefore it would be VERY bad for me if his buddy/employee got hurt. 

Buy yourself a circuit tester, a quality flashlight, a sonic tape measure, your cell phone camera and a notebook . . . take notes as you go through for flooring, electrical issues, plumbing, roof, etc. 

Likely they are pushing off you finding out about the true value and the only way for you to not uncover said truth, is to reel another unsuspecting investor in. 

The more I dug, the more problems and the more risk I uncovered.