@Russell Brazil definitely nailed it.

The biggest mistake new investors make is to walk a property, maybe explain in general terms what they want and then let the contractor come up with the SoW.For a bedroom this could be:- replace carpet- repair closet dooror- remove carpet- remove curtains, nails and screws- replace closet doors, entry door SKU#- replace window SKU#- refinish hardwood floors 144 sqft, clear/oil-based- prep and paint all woodwork- patch walls, texture, paint walls eggshell white clay, ceiling flat white- replace light fixture SKU#, replace lightswitch w decora/white, replace 3 outlets&covers- install blinds SKU#Obviously, the cost would be quite different.

It's more about steady content and natural growth once you nail the basics like keyword integration and technical optimizations.

I'd like to keep things relatively close as we get started, perhaps grow out once I get my processes and systems nailed down.

Since you are retired, you want to preserve that $200k and make it grow I assume?

This way, you’d preserve more of your HELOC for future deals or emergencies.Feel free to reach out if you'd like to discuss DSCR options, or if you're thinking about hard money for any upcoming projects.

Also if they do accpet appilcations you need to have experience in BPO's and have all your ducks in a row to start listing, i.e. e&o insurance, licnese information vendors you are going to work with to change locks, trashout and property preservation.

Outside of the disappointing of my kids, I find what I do to be amazing, I do property preservation in Metro Detroit, and right now I would not have it any other way. 

@Warren BellHi with my recent purchase I used the standard CAR form and the people above nailed it with regards to "no assignments" language Line 26.  

If you, or anyone you know, ever happens to be in the market for a new contractor or preservation company, please reach out!