I don't really understand the people who say that their time is worth more than a plumber or electrician and an investor has to "learn to delegate".

I saved around $600 on the roof by buying around 20 bundles of roofing from the local Habitat for Humanity Restore that the roof contractor was able to use and match...Actually, overall the roof came in more expensive than I thought it would...I had only budgeted around $175 a square...The electrician who worked on the house works for a commercial electrical subcontractor and moonlighted for us for around $25 an hour.

Since I'm not a licensed master electrician, I can't pull such a permit.

Most specialty contractors (plumbers, electricians, hvac) charge between $50-150/hour, depending on their skill and your location.

I have great connections in that town, so not a problem with emergencies as plumber, HVAC, electrician, handyman all know me well, will go out with very short notice and just bill me, and I have family in the area if I really had to bother them, like for a fire or something.

I was talking to our electrician the other day.

Then an electrician...oops, $300.

Renters had rigged up some wiring to light the basement, and tapped into plumbing for water, but this is all very basic and can be capped off, I know an extremely good electrician.

I have my plumber and electrician I know to come and take a look and make sure everything there is good to go.The houses in the area that are similar (3bed, 1 bath) rent for between 600-650.I will do the monthly income and you guys critique me.Gross rent =625vacancy fac.= 32mortgage(est).=243 (15 year mort at 7.0 inters)maint reserve=115taxes=50insur=25other exp= 20--------------- 140(i know this is a rough estimate so I will not count on the 140 automatically)Now obviously I have to see the exact amount of work that needs to be done.

They WILL be cheaper than anyone trying to build a company and career.He prolly will know electrical and electricians are $60/hr.