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.

Yes, Robyn Thompson likes to tell that story about the roofer.

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.

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

That project was a total gut rehab and I was quite fortunate to only get one bad contractor, my roofer, but because I was onsite I was able to see he was not performing as well as he should and was able to stop him in his tracks and replace him.

I prefer my negotiation to take place long before a contractor hands me the bid.So, for me, it's pretty much take it or leave it...For example, my roofers have steadily raised their prices over the past 5 years (and lowered them a couple times). 

Even worked as a lead chaser for a roofer in Texas.

A good roofer can recommend if you shingle over or do a tear off. 

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

We have fix and flips going in 12 states along with 10 to 12 homes new constructions at anyone time.. that's  12 dig out guys.. 12 Architects we buy plans from.. 12 municipality we buy permits from ( this gets a little much)  12 foundation guys framers siders insulation ,, electricians, plumbers , roofers painters flooring and counter companies.