Good Day all,I have a property in Macon GA , a 1/4 acre of land with a house and a shed (brick foundation, wooden frame). 

Yes when I heard $8K I thought that was crazy too but it's a lot of work because they would need to bust up the foundation dig up the yard to the curb stop and rip out all the pipes. 

We will build our experience and team, starting with a good foundation and grown from there! 

I understand that a GC is suppose to have subs, but this was work I had contracted with HIM, it was not electrical or foundation work that needed to be subbed it was to him and I was under the impression he was the one working.

These include accidents (I recently had 2 units destroyed by fire), natural disasters (I have had two units each hit by 2 hurricanes), property management turn over (they sell or stop being as good, I have experienced both), or turn over of team (I am turning over at handyman and I suspect plumber), or just wear n tear of property (slab leak in poor location, sewer pipes rotted out (one unit this month), roof, foundation issue, etc.).  

You have to keep the same foundation, but there is no requirement for a home to be "live in" ready to do a 203k loan.

Some things come up that might be hidden which could be piping that needs to be changed out under a raised foundation or something like that for example. 

Grow steady and have a strong foundation.

@Francisco Pineiro To protect yourself when working with contractors:1.Start with a Clear Scope of Work (SOW): Ensure every detail of the project is outlined in writing, including materials, timelines, and deliverables.2.Use Milestone Payments: For a $40K rehab, consider this structure: 10% upfront, 30% at halfway completion, 30% at 75%, and the remaining 30% upon full completion.

I’d appreciate any advice.Your background in architectural design is a great foundation for commercial real estate!