And if all houses have not been fully rehabbed (we do fulls on every buy), some expected number for capital expenses should be included in that (IE if you have 3 years left on your roof you need to be deducting $X from that figure, repeat ad nauseum for all major capex).

The worst experience we've had was with a flat roofer (very common roof type in Chicago) we finally wrapped up, after waiting almost two years for them to finish/fix something. 

These templates cover various aspects of subcontracting, including responsibilities, materials, and liabilities3.

Whether it is a single family home or a 4 plex, it is still one sewer line, one roof, one gardener bill, one tree trimming, etc. that cost the same no matter what.Best of luck!

Henry on the Teak wood and lumber aspect.. what is the growing cycle for the hardwoods to become merch ? 

Do you save three months of vacancy for each unit and $50,000 for the roof replacement?

I still handle all the leasing aspects myself.

The excitement then went through the roof and the owner wanted to do three or four at the same time and the next thing you know the whole ship went down in bankrupt.Just something to think about. 

In what aspect though?

Learn how to properly assess and QC the excavation and foundation phase, framing, roofing, siding, windows, etc.