The 5% Fannie Mae conventional product for 2-4 is great and do you have to worry about the self sustainability test like you would on FHA.

His sub-contractors usually did very poor work, like he and his son did, and we would have to either fix it ourselves or ask them again and again to come back and correct it.

Yes, there’s a product that exists which does exactly what you want.

I’ve heard people speak poorly of ND, but Minot is a little different.

There are some pretty good products out there available for investments, where you can do seller paid temporary rate buydowns.

Here are a few I recommend: "Rich Dad, Poor Dad" by Roberto Kiyosaki; "Set for Life" by Scott Trench; "The Unofficial Guide to Real Estate Investing" by Spencer; "The BiggerPockets Ultimate Beginners Guide" found here on BP; "The Book on Rental Property Investing" by Brandon Tuner.

I am asking both in terms of their turnkey products and in general how competent they are and trustworthy. 

If the price to replace is within budget I'd do it because you're putting out a newer/safer/more reliable product.2) Cost to replace the entire systems is tough to gauge without knowing the building size and style...

@Mark HaskinsThere are several good to very good low flow shower heads available these days at 1.75, 1.5 and even, 1.25 usg/minute {standard shower head flows at 2.5 gpm}.Have a look at the Spoiler and Earth models available from AM Conservation Group {formerly part of Niagara Conservation who manufactures good low-flow, flapperless toilets}.NFI in Niagara, just a satisfied customer who has been using their products in our units for the past 3+ years.

Its a renewable resource for sure so there is always going to be plenty of Doug fir.. and of course Hemlock which they call piss fir and or Hemfir at the store.. and those logs sell for a lot less on the stump.. but the end product is the same cost..