Second is you figured 4K for the furnace originally in your 120K offer but you added an additional 6K in again as you are now dropping the price an additional 25K.Based just on your post, you have added an additional 15K for some grounding issues and smoke detectors which in my area are $700 worth of electrician who is slow over charges and does retail.

From there, I had extra time and made some mistakes trusting sub contractors with the demo, my electrician took forever and overcharged for the majority of items done.

The other receipts such as handyman, electrician, tile installer only have my rental property address on just a couple due to the contractors either mailing them to my home or not detail oriented in that regard.

No, it's definitely not brain surgery, but there is training and licensure involved, so it is a lot like asking me to perform the job of an electrician with no training.  

An electrician can do load calcs for you or you may be able to find something online.

I'm building my team and have a realtor who specializes in distressed properties, electrician, plumber, hvac, roofer, and hardwood refinisher.

I needed to validate he got bids from licensed electricians, and plumbers prior to closing on this deal.

When assessing a new property, you should have your electrician look for visible Knob & Tube or Aluminum wiring and also for indications that some of the wiring was updated but not all (could still have knob & tube or aluminum wiring in the walls).If you do buy a property with Knob & Tube or Aluminum wiring, you should budget for a complete upgrade of the wiring.

This should only cost $1-2k with a licensed electrician.

.- Tenant reported plumbing issues 3 months back which we fixed within 24 hours- Tenant reported electric issues last month and we sent an electrician who took care of immediate concerns (power outage) but he suggested there may be some sockets that need replacement and we are in process of taking care of any safety issues.- Tenant is not responding to emails, calls, etc. regarding the situation and just decided to send the note that she is not going to pay the rent.My situation- I just passed 5 day period after rent is delinquent.