Quote from @Luis Maza: Hi all, returning to the game this year and would like to pick your brain a bit, we started working with a wholesaler that will send us properties here and there with the "wholesale" price, but every time we check the properties and add the numbers, the margins are, well, I am not sure, too low perhaps, maybe we are getting to picky, but this is my dilemma for example...Today we got a property, wholesale price 300K, rehab about 50-60K, ARV is about 440k, but with the cost of hard money, we have about 100k cash, hard money interest at 11%, keeping the property for 90 days while we finish the rehab, closing costs,  commissions, we ended with 30k profit before taxes, while it sounds appealing, adding up all expenses and cost we ended up expending 50K on rehab(labor/materials) and about 50-60K with cost of the loan, interest, commissions, etc, everyone makes money, happy with that, but it seems that we are working to produce a 100k for everyone else, while we make 20-30k if everything goes well...In my opinion, we are not really getting "wholesale" price, it seems that we either buying to expensive, rehabs are much more than we would like to spend and the cost of borrowing that money is too high...We came up with thoughts as: lets fund it ourselves with money from a close friend/partner that we will bring in, and that would save us 10-15k here and there, but still, is that the norm now?

Your all-in, total cost of labor is going to be around $75/hr if you are paying $50/hr.

Quote from @Joe Homs: @Mary Jay I was not asking you to lie but just answering your question. 

I do not put in price of labor because for me I will pay for good subs they are the key.3.

Quote from @Joe S.: Quote from @Henry Clark: Having been thru the corporate world, I came to understand wanting to be financially free, in charge, reaping benefits beyond salary which was good. 

The tough thing about Boise is that there isn't a huge high dollar labor market.

Plus it is pretty durable as well.Avoids the seams like LVP and won't be as labor intensive to install.

Agree with Joe, but I'll add that I had a neighbor do this (I am in Union City) and it was an expensive process. 

Joe - I would suggest you consider the following:- Google "REIAs" in your local areas.- Search Meet Up App to see what meetings/meet ups are nearby.- Post on craigslist asking about networking with other real estate investors. - I would search Bigger Pockets for members in VT and ask them their thoughts.Greg

Once you have multiple crews going at once, labor costs can get out of hand very easily.