[Labour was a long weekend and an IOU to wire the "roofers" house with Cat-5e].

By my fourth rehab, I had hired a full time project manager whose job is to hire, manage and deal with the day-to-day issues of the contractors.To start, you want to have a good:- Plumber- Electrician- HVAC Guy- Painter (who can also do siding, drywall, etc)- CarpenterYou'll also need a roofer, flooring guy(s), cabinet guy, etc, but you can go with the bigger companies for that stuff until you meet the right people.In my opinion, the most important guy on your contractor team is probably your handyman or generalist.

Quick opinion between two roofers.

The only issue I see with it is the inability to create expense categories such as "roofing' and label all payments made to the roofer tallied up yet separate to show the date and receipt for the individual payments.

I have both a trusted roofer and AC man ready to install.

A roofer will usually give you a free estimate of repairs.

While I don't normally like buying roofing materials myself, my roofer is happy to give me the list of stuff we need, and I can just fax it to Menards, they'll pull it and have it delivered, and then I receive a rebate check in the mail a couple weeks later.

Here is the list I gave to my Project Manager when he first started with me a couple years ago:Upon Contract Acceptance---------------------------------------Ensure Access to Property: * Make Copy of Property Key(s) * Purchase New Lockbox * Place Key(s) in Lockbox and Install at PropertyIf Certified Funds are Required for EM: * Get Certified Funds for EM from Bank * Submit Certified Funds to AgentIf Financing the Purchase: * Send Contract to Loan Officer * Provide Loan Officer Property Info * Connect Loan Officer with RE Agent * Have Loan Officer Schedule Appraisal * Make sure Loan Officer Knows Anticipated Closing DateDue Diligence---------------------Inspections: * Turn On Utilities for Inspection (water, gas, electric) * Schedule Termite Inspection * Schedule Property Inspection * Attend Inspection and Take Notes for “Scope of Work†* Get Final Inspection Report and Review for “Scope of Work†* Get Termite Letter/Pest Inspection ReportContractor Prep: * Create Scope of Work * Create Materials List * Determine Which Contractors Are Needed: * GC * HVAC * Roofer * Electrician * Plumber * Pest/Termite Control * Painter * Landscaper * Carpenter * Schedule GC Walk-Through(s) * Get Contractor QuotesPurchase Decision: * Perform Final Financial Analysis Using Estimates/Quotes * Perform Both Flip and Rental Analysis * Make Go/No-Go Decision on PurchaseUpon Contingency Finalization---------------------------------------------Final Purchase Prep: * Get Closing Date from Lender/Agent * Arrange Landlord Insurance Policy * If Financing, Connect Insurance Agent with Loan Officer * Follow-Up on Appraisal with Lender * Get Pictures/Video * Choose a General Contractor * Choose Sub-Contractors (if no GC) * Determine Exit Strategy * Create Rehab Schedule (if no GC) * Create Final BudgetPrior to Closing-----------------------Final Loan and Closing Prep: * Obtain and Review HUD-1 * Obtain and Review GFE (if financing) * Ensure Loan is Ready for Closing (if financing) * Get Certified Funds for Closing * Determine How to Hold Title * Get Partnership Agreement Documents Signed (if partnering)Upon Closing--------------------Day of Closing: * Get Keys * Change Property Tax Records to Home Address * Get GC and Sub Contracts/Docs Signed * Arrange GC and Sub Start Dates

The roofer came back to fix the roof and fascia (which cost us nothing, since it was his fault) and our sheetrock and painters came in and fixed the kitchen for just a few bucks (they get a lot of work from us, and were happy to do us this favor).Other than that, we've had a few wobbly fans, a broken shower handle, a sliding glass door that didn't slide very well, a three-way switch that was installed improperly and a garage door opener that was malfunctioning.

Come back with written estimates from a licensed roofer & a septic guy & try to work down from there - if you don't have cash in the bank for those repairs, make sure you're ready to switch to a 203k rehab loan.