Thanks, yes those are the things I didn’t take into consideration…

The best way to develop a solid SOW is this - you start off with what you are visualizing in your head, send drawings, pictures and products that you like.

I thought any number of times of pulling those cards out of the deck, it's too unrealistic and too much luck for the person who draws it.

You don’t start paying on the rehab portion until you actually draw that money, but you will need to start paying on the purchase price immediately. 

They usually require experience and they are lots of docs needed from architect drawings to a lot of permitting. 

They're reputable but I'd be happy to draw up a quote for you to compare side by side.  

You then draw your HELOC balance as the down payment for the flip.  

They were not terrible, some people would call them C minus, and it wasn't even that much about financial considerations at the time (appreciation was not a thing back then in Milwaukee) but just not what I wanted to own or manage, so I sold them to them tenants - after quite a bit of financial coaching to get them to qualify for a loan.My standard advice is always to buy the best quality property you can afford.

This isn't a foolish line in the sand that I'm drawing, I'm dealing with a pattern of unfulfilled promises, unresponsiveness, and delays without even an attempt at explanation that put me in the position of having to act as if nothing being said is real. 

@Dani Murai, while I can't give you a name of anyone in your area (I am not from there), when you are interviewing contractors, here are a couple things I have seen:I avoid any contractor that has a draw schedule based on percentages, i.e. 1/3 up front, 1/3 at halfway completed and 1/3 at completion.