Show up its a disaster of the human condition (  disabled kids smell of urine etc) how am I going to evict them.

Assumed nothing could possibly go wrong in the next 5 years what you want when you look at an investment property is to know the current rental amounts, specific expense items, and conditions of the building, grounds, and mechanical systems.  

On the plus side the rare times a Section 8 tenant moves the unit is in rent ready condition because it hasn't been ignored as occupied for 6-10 years.

I too appreciated your response, so your recommendation will hold a lot of weight. 

He did not like the condition of the unit but he volunteers to find the rehab if I used his guy and paid him back in a year.

I have a wife and 3 kids and the weight of their futures on my back.

Remove caulk depending on condition could take 1/2 hour.

I am primarily concerned with completing renovations in a timely and satisfactory condition, so I foresee the selection of GC looming large in my project's success.

Those numbers are arbitrary unlike taxes and insurance and they vary based on age, condition, area, landscape, PM, and other things.

Generally, lenders base their refinance valuations on the property’s in-place income and existing condition, not future projections.