I think their contractors are still subs, but the rest of their business is soap-to-nuts integration of real estate operations and it works.  

@Pete Knorr, @Gaege Root, im in the phoenix area as well. i'm pretty new to real estate investing too, if you want to chat or share ideas i'm open.

Its got to be so much harder to do something like that from a far especially without any roots there to begin with.  

You didn't think about management, takes, capital expenditures like a new roof, tree roots cracking the foundation, replacing HVAC, vacancy, or evictions.

You can only allocate a couple % for this - the other regularly recurring expenses like roto rooting, regular tree trimming, asphalt sealing, etc can all be allocated as part of your diligence and be pretty firm year over year.

I am planning to move to San Jose, CA soon for work, and was considering setting roots here since I might stay a few years.

My other property was not a rehab and I had plumbing issues there due to clogged sewer lines because the tree roots grew into the sewer lines under my front yard. 

I have been looking at all this great advice from BP and it was so informative that I decided to become a member, the company my husband and I started rooted from a home improvement business and just flourished into us wholesaling and investing.

Also I think it's a great idea you wrote him a letter sometimes its just that easy and what do you have to lose, I think if more people would get out there and take action like you they could make things happen, ok ill get off my soap box now.

Lots of great local groups around, each with pros and cons:TRIG: meetups once/month, paid membership, tons of local rooted investorshttps://www.trigofva.com/Hampton Roads Investor Group: Free, hosted by investor agents at 1st Class Real Estatehttps://www.facebook.com/group...Hampton Roads Landlord Associtaionhttps://www.meetup.com/HRLandl...