(Sometimes “contracts” don’t solve everything.)How do you manage relationships to request rework (until you get quality you expect) without paying extra or buying extra materials, and having that contractor work for you again / not walk off the job?

those numbers don't work if you need design help I'd rework the Floorplans to smaller and higher rents to lower construction costs. 2.1 million for 12 units is crazy. we build at about 100k per door hard cost. suburban walk up style apartments fully leased up with land go for $155k a door over 100 units in columbus ohio. so if you work backwards take the equity and land out our pricing is right in line for build cost and that's with profit to investors.

And a little lesson for future rehabs, always fix the roof first, as a leaky roof will cost more in rework.  

They will take the floor out down to the footing, rework all the drains in the building, install drain tile on the inside of the foundation that drains to a sump.

Fantastic story.Most people get the first house hacking right as you did in 2013 with your Duplex, with an 8% down VA loan and the income as shown by your salary (or self employed from a non RE work).What I didn't see in your story, is how you financed your first "investment property".

I may have to rework my strategy until the losses really count for something.Thanks again.

they must document I believe it is 750 hours of RE work. my wife qualified when I had a W2, but it has not been necessary in quite a few years.  

I would caution you about buying OOS especially if you don't have lots of cash reserves - don't buy RE. Work

I will rework it tomorrow morning!

I'd like to get the capital reworking for me