Getting a contractor who is not hell bent on ripping off an out of state investor 

I would learn a little bit more about contract law in your state.

Even if we provide you with an answer to this question, there may be other laws you are ignorant of.

@Brad Tullif you're buying entirely with borrowed money it will be extremely difficult to be profitable even in the long term. 

If you plan to invest in Vegas, phoenix or any of the same kind of markets you really need to ignore the general examples given for maintenance, capex and such.

A couple of things to note:1.

I look forward to fostering a growth in knowledge, understanding, and connection by utilizing the tools and resources provided through bigger pockets.Thank you for your time,Brian Luter

I didn't have enough space in the Title:Novations where the investor uses a Limited Listing that puts them as the primary contact for scheduling showings, receiving/accepting offers and negotiating are brokering without a license.Novations where the investor actually hires a real estate broker to handle the aforementioned for the seller are not included. 

At the very least, I would request a refund of the original application fee as the City made a mistake causing you to have to submit again.  

I contacted ALE solutions on Friday through their housing request form and just resubmitted with a longer term minimum based on what you stated here.