A1: Yes. 1099s are for the annual total, not per job.Q2: Do I need to send 1099s for materials?

I just don't want to come off as totally unreasonable and that the first leak could partially be paid by me.  

Totally up to you.

@Yooni Choi Self-managing out-of-state properties is totally doable with the right systems in place.

@Jason Wray, I totally agree with @Brandon Croucier's comments.

Total cost/sqft landed me around 30$/sqft or $36,120.

All brokers and lenders get paid for their work so 0 origination means they are increasing the rate instead of being paid at closing which doesn't usually make sense as far as the total cost of the loan. 

CA, in total continues to lose 100k's of population and continues to add onerous legislation, including the state rent cap they passed a few years ago (doesn't apply to sfr's though).I am not sure why anyone would want to jump in the deep shark infested waters right before feeding time, unless you have a clear proven strategy, or a very long time horizon.

Quote from @Hanna Brown: @Jay Hinrichs  You mentioned Oregon and WA made foreclosure rescue lease backs totally illegal.

It was a pain trying to refinance but totally worth it.