In doing business with the two original investors I provide scope of work and a contract is signed, its a well oiled machine thus far:)  But with the new investor it'll be a little different....I GC the entire flip and get my draws for labor/ materials accordingly.

One smoked some inside the house so we used an ozone machine to get the smell out.

Unless you are willing to become a marketing machine and quit your job to flip or wholesale, I'd recommend you stick with buy and hold and set some aggressive goals and then follow through.1) Cut your expenses to the bone (see Dave Ramsey's stuff) and save everything you can.  2) Take your cash flow from your rental plus your savings and keep saving toward a downpayment for next purchase.  

I've just not found such an animal.In 1996 or so, apartment buildings in the Korea Town area in Los Angeles were very cheap, so anybody who bought then was buying a cash machine.

Buy a Delorean and convert it into a time machine.

Washing machine went out in that same house.

It strikes me as interesting as someone who rents to own a couch or washer machine. 

I pay for 5000-10000 copies of the same letter, and they have a machine that tri-folds, stuffs, and seals the letter for a great price.  

But acquiring accurate information seems to involve much more than just running a listing through your excel machine. 

Your flips become your own personal "cash machine".