Now on my next rehab I will use a contractor for most or all of the work.

It may be solid, but your deal is thin enough that $100 difference in monthly rent will wipe out most or all of your cash flow. 

They could simply be your accounting department, your maintenance department, your leasing department and legal department or all of the above.

°Oral Land Contracts can sometimes be valid, BUT SHOULD BE AVOIDED.

BRRRR just works if you are adding value, and then this gains you equity allowing you to complete a 70-75% LTV cash out refi to pay back most or all of your investment.The key is adding value....so unless you can get a fully rehabbed and tenanted property for 25% under value (good luck) then you need to find a distressed property and a contractor.Not that there's anything wrong with buying something "turnkey" (I use that term loosely here).

Do you have to offer inducements, like the "first month free" or "all utilties paid"?

At that point I could do a refinace on 1 or all of them or sell and be in a similar posistion to where I would be if I had done the BRRR strategy with 1 property.

Would you kick out one, the other, or all?

Great, seller's side pays a quarter, or half, or all, of the junk fees.Buyer's agent (ie YOUR agent, YOUR employee, who works for YOU) insists on using XYZ title which is $1000 more expensive than ABC title?

I know your plan was likely to get into this during the due diligence phase of the process, but I tend to want some or all of this information (although unverified) before I even write an offer.