The team includes a handyman who does electrical and plumbing too, but I also have a very economic certified electrician and a plumber as backup, a great realtor who drafts my offers in less than an hour.

Even if you’re not flipping, it’s pretty exhaustive in its checklists, rules of thumb etc that can help shorten the analysis time for a BRRRR.

And we did all this with two little kids, it was stressful and exhausting but I think it's going to be worth it for financial freedom.

It is getting exhausting to keep getting the run around for so long. 

Examples:The seller may have a property tax discount for age, veteran status, etcInsurance may cost more for you than an owner who has a good claims historyTaxes and insurance almost always go up every yearThey may have done mowing and snow removal themselvesThey may have lots of deferred maintenanceThey may leave off the water/sewer bill from utility costsEtcJust a couple things to keep in mind when running the numbers

Moving rents to 950 for the living unit rentals makes the 1% still work, and the 50% test becomes $2,250/2 = 1,125*12 = $13,500/0.08 makes it $168,750, so it barely passes.So, I ran the APOD (not exhaustive on a 2U+extra), see the below.This is only one approach, and it may all make sense for what you are trying to do, but it should give you a starting place to figure out what you might want to do. 

ive saved all our texts nd there are several texts of him promising the work to be done and verbally it was all going to be done by feb 1i made the mistake of trusting him because he performed admirably once before with less work but this is getting problematiche essentially hasnt done more than an hours worth of work this weekhe cited his wife being in the hospital but this is the second family member this has happened to in 3 weektechnically hes been on the job for a monthive paid him approx 2000 already and hes done that much work ( or at least put in that much time--hes very slow and deliberate )but now everything else  hes started but nothing is completedim going to have to hire someone to start and finish all his incomplete work and dont feel i owe him any more moneywhat is my best move here ?

In addition, some sponsors would rather take equity than an hourly management project fee to keep skin in the game for the sponsor or the upside is higher for the sponsor, some sponsors want to take fees during the project to get paid and some are only fee based and have very little equity in the deal.

They have always been very helpful when I've gone down there and never had to wait more than an hour to see someone. 

So if the filters you want give you enough leads to keep you busy, then don't worry too much about the fact that there may be more... you can always work on figuring out how to find those after you've exhausted the ones that you can find.