You need to fix the stuff behind the walls first before you start painting and paint before you install the light fixtures and.. etc..

so everyone's corrupt and awful except you and your profession which are shining lights of integrity ? 

If you’re looking for small gigs maybe do some networking and see if you can find someone who needs a simple lead funnel site set up with light automation.

Hi Rigo,If you are unsure what materials you are going to be using you can have the contractor exclude the 'finish materials' (tile, paint, plumbing fixtures, light fixtures) and include just the 'rough materials' (studs, drywall, wiring, piping, etc.) and installation of the 'finish materials'.In this scenario, you will be responsible for purchasing and delivering all of the materials for the project, so it's added responsibility for you, but it will give you an opportunity to figure out what materials you are using on the project.I have a Scope of Work example in my file place which will show you the level of detail & verbiage you need to include in your SOW:https://www.biggerpockets.com/files/user/drobertson/file/sample-contractors-scope-of-work-documents

This is the simplest method, but it also means your tenants are more likely to abuse the utilities by leaving windows open with the heat or A/C running, leaving lights on, ignoring the toilet that constantly flushes on its own, etc.3.

Have you considered a HML to buy a property needing light rehab?

Can anyone shine some light on why that might be?

If anyone could shed some light on/ good PM/ areas etc

On a 32 unit, they will do things like replace shower heads with low flow, replace toilets with low usage, replace light bulbs with LED, etc.

My investors and I don’t have to worry what rates are in 2 or 3 years when a refi of short term Bridge debt would be required. 10 years 3.95% fixed - that loan in and of itself will make our investors money.I see a flashing yellow light ahead and investors IMHO will do well to pay attention and adjust their approach and expectations.