You dictate what the property must conform to (cost, rehab cost, etc...), and if the property won't "play nice", you don't buy it.If you can't find any properties that will "play nice", then you're in the wrong micro-market. 

You don't have the freedom to decide on the grade of materials you use - the neighborhood you buy in and property class will dictate that.

A 1099 person is not an employee so long as you meet certain criteria such as you do not provide them tools, you do not dictate means and methods for getting work done, you do not dictate the hours they work.In TX we have a form called DWC 85 which you should get signed when hiring an independent contractor.  

Your state or county dictate the rest.  

This will dictate which town or community you live in.  

That will dictate your house hack decision, home location, home type, etc.My husband and I are house hacking a 4 unit in Pacific Beach; buying into SD real estate was the right move for us, and we have learned and grown tremendously in the year we've owned this place. 

But I would keep the patches to a minimum, the damage would dictate that.Throughout my years of flipping, I’ve learned plumbing myself, along with other aspects of construction.

I know what I am doing runs contrary to what the market dictates right now.

This often dictated more than 1 trip...I'm sure some warranty companies are different, so shop around if you're going to get one and the latest online reviews for whichever company you select.

Through conversations with local attorneys as well as professionals / investors on Bigger Pockets we've decided on having the TIC owned by 2 separate single member disregarded entity LLC's with a joint venture agreement dictating the arrangement between the 2 LLC's.