Because China slowed down in the buying all the steel and aluminum and oil and lumber etc.

Expenses included: plumbing, duct work, electrical, and lumber. 

X coast guard champion in marshal arts.. and one heck of a GC and he can strap on belt when needed.. but even that we have controlled draws with inspections .. our banks require it.But what happens is he has credit at the lumber yard and other places and the draws are for work done and in place.your going to have a very hard time finding contractors for low end rental rehabs that can carry a tune..

See if they have any properties that they are having trouble unloading. 

Plan is to use the property as a STVR but don’t wanna be stuck with a smelly house that we can’t rent or unload down the road.

A mid-range Jacuzzi is half of that $20K budget, but doesn't include any patio concrete/stones, plumbing, electric, tiki hut lumber, and LABOR. 

If it would have split because of weight, jumping the lumber would have long "fingers" on each side of the break instead of being torn like a sheet of loose leaf

Thanks You can go right to your local lumber yard if you are doing it on a job by job basis.

I'm sure some banks are carrying subdivisions they would love to unload as I've seen them up for auction.

When I lived in Houston there was an outfit, West End Lumber that was a (tiny) bit more competitive than even the best contractor supply houses.