this is what i do with my builders.. depending on the value of the end product.. build fee's for GC's in a semi volume play is 7 to 15k per house... pretty nice gig for the builders if we do volume..

but, yes, youre right, it would be much better to get the rehab funds included in a loan as it is much more scalable.for me, hard money was huge starting out and allowed me to scale. youre though, lack of experience does effect rates.i am using a HML from CT. so, semi-local-ish. very pleased with everything and he always took the time to explain the ins and out and had fair rates and terms. happy to share more!

The  semi national sales organizations generally are repping  10 plus markets.. 

I try to keep the main fridge semi-uncluttered.

And I work with a private money lender who used to buy from me but is now semi-retired and wants passive income.      

Any semi reputable title company should catch this, but if they do not then you can start work on a project and someone with the real deed will come up and ask why you are on their property. 

I used Behr at Home Depot and like it.The first time I chose it 4-5 years back because it had excellent ratings at Consumer Reports (coverage etc.)By the way, is anybody using semi-gloss in areas other than bath and kitchen, just because dirt can be wiped off easier and it may save some re-painting after a tenant moves out?

It's also important for the market to be semi-close or easily accessible for you by plane.

Like every has already said, cleaners and local handyman.We manage semi-remote (approximately 45-60 mins away).  

From my personal experience, I would dedicate a semi-annual (or other REGULAR intervals) to revisit these goals.