@Sasha Josephs i have been long distance landlording for quite a while now. rehabbing outside of my local area was a breeze to be honest. i have a team i can trust and i just made phone calls and checked on progress when necessary. if i was in the area, i would be there swinging a hammer until 3am everyday. for me, i am better off far away. i have not done any local rehabs. i flew back to the area once, maybe twice, to check on things. i did not fly back to just check on things though. the trip was always for other reasons and i just popped by because i was in the area. if you do not trust your contractor while you are away, that is your first problem. nowadays, we can send pictures and videos very easily. that is all that i need. 

Rates change everyday...  

He trimmed his little goatee every day.

Upfront I’m nowhere near as knowledgeable as others on here and am learning everyday.

I also build into the contract a clause that says if the project is not done by X date the price is reduced by $100 (or %) everyday until it is done. 

Here in Austin TX, they are every day.  

Banks are not like your everyday investor - Banks are businesses, and where you might use a bank's money as leverage - the banks use your money, my money, and every other person/business that banks with them's money.

I could be wrong, but he's in the market I play in every day.  

Since I see the question every day on BP.

Stories like this inspire me and push me every day to learn this business