Including labor and materials.

I've tried several ways of handling this, but the most successful strategy I've found is to have the tenants submit a paint swatch, and once you've approved it, you can hire painters (or paint yourself) to paint it that color, while charging the tenants for time + material.

Costs about $1.50/sf INSTALLED (materials and labor). 

Also they'd know the type of material and workmanship.

If youre talking things unknown that just happen....having good insurance and/or knowing contracting/contractors and how to get things done by paying nothing more than labor and materials.

I would definitely recommend getting started by reading as many books and learning as much material as you can about investing.

We have no debt on this property, but need advice on the best way to finance the rehab and also tips on contractors, materials, contracts etc.....

They used quality materials and the same crew that does 1.8 million single family builds.

Figure it out as you go, stay within the legal guardrails so you don't end up in jail, and work your *** off until your goals are materialized.

Materials can be easily quoted, but it is the labor that can be shady along with a mark up for, "incase of emergencies."