A plumber in Milwaukee bid about $9000 to do some rough plumbing, move a couple supply/drain lines and install new sinks/tubs/fixtures in a 2.5 bath house.I asked him to break down the bid for me so I could understand where the price was coming from.

Buying 600 properties doesn't mean he got 600 houses, he likely bought a large supply of unbuildable land, a lifetime supply of crack houses and perhaps 30 or 40 nice houses.

Materials & supplies are usually for sale at a Mobile Home Supply store.

Richard look up your local real estate investor association.If you go to work for a flipper to learn the business make sure you are not used and abused.Make sure they have completed a certain volume of deals and that they have the knowledge to give you.What investors do not want is to work with someone with no drive who wastes their time.If they will pay you a decent wage that is at least what you are making now or more,you hit it off from the start,etc. then you are on your way.Eventually you can partner with them on some deals when you save up some more cash and they will show you how to save and supplies and do quality repairs and upgrades in a fast manner.

Read links I supplied earlier, explaining about certificates of insurance and that you are to be named as certificate holder or additional insured.

However, you can prepare to have the work done before you close.For instance, if you're going to be doing the work/repairs yourself, take any measurements you need and buy any supplies you'll need beforehand so that you're ready to get to work as soon as you close.

I had planned to return the $600 I had collected thus far and contacted the GF since $400 she had supplied.

I do have supplies, etc that I will include in the bill.Your statement that I cannot charge for the labor that I personally put into the make ready process concerns me.

FACTOR TIME, WHAT YOUR GETTING, THEN COMPARE APPLES TO APPLES.ASK WHERE THERE MATERIALS ARE SUPPLIED FROM.

I believe the biggest factor in this dynamic is supply and demand and available land.