Appreciate the response, seems like hiring a local designer is the consensus and makes a lot of sense. 

It now seems impossible that I could ever be a property owner. 

I do believe there is a place for wholesaling and it seems like your thoughts are that there are no ways for wholesaling at all.

And yeah the personal guarantee seems to be a given.

I do have many repeat renters and the leads I get that I steer to Houfy, seem to be able to use it seamlessly. 

I may be be biased, but it seems so much cleaner to handle in all aspects. 

This doesn't seem correct, as I know there are lots of JVs that seem to have no issues.

That way as you grown and if you need someone to take over that part of the business, maybe they can slot right in.Quickbooks seems to be the #1 recommendation, but I'm sure there are others.

I don't know your market, but the vacancy estimate of $450 seems waaay low.

He works on his own time and schedule, with little supervision except time and time again I happen to be there to make sure he doesn't fall or get hurt, as well as just to help the project get done faster and move onto the next.Sadly though, it seems since business has been so slow with his father (he metioned his father hasn't paid him for the little jobs they do (for other clients, not me) together these days).