i mean, why would someone want to unload a money making property they advertise as having many new things added (i.e roof, furnace, converted to triplex) if its making positive cash?

If you are adding in new framing, then do the termite tenting after all lumber has been installed but before completion as you don't want to mess up any new landscape, etc.

We have started building more, but the wrong kind (at least here in Milwaukee it's only luxury homes) and the cost is going up quickly (materials, supply chain.. not only lumber, which has quadrupeld).Demand is comming from a shift in demographics: millennisals are now the largets group of home buyers, 82 million, 39 years old - they are not going back to rent.

Upon reviewing the invoices the line items in framing the change in the net price of specific items is less than 1% from the time of bid to the price paid due to falling lumber prices.  

Most lumber yards will guide you in the right direction at least where I’m from.

They foreclose and then have to be a landlord for 2 years or take a 15-25% discount to unload it.)Try to work the 1031 into more expensive properties if you’re at 8+ loans.

Any materials: Lumber, plumbing, fixtures, cabinets, lights, tubs, etc.One source I have to share are Habitat For Humanity stores: https://www.habitat.org/restoresYou won't find inventory online so you have to stop in, but they have a very large stock of discounted donated materials.

You have to unload your single family if you are truly serious about making money. 

Cost summary through framing phase $43,149:Framing lumber $18,376Framing contractor $15,010Other costs $9,763: Builder's risk insurance, shingles, fireplace, water tap-in, misc.

I have 7mm Coreluxe Luxury Plank Vinyl from Lumber Liquidators and yes it's waterproof.