@Marshall Secord Most conventional banks require a 6 month seasoning period to be able to perform a refi, so you have to have your cash tied up for that time, with that comes a 30-yr fixed at around 3-4%.

This might dictate who you are able to use to perform the work. 

I very well could just be performing rookie mistakes because I am new to this I want to say I have comped 20 different properties and had my partners double check my numbers and everything checked out. 

@Daniel James Moser The reason you are encountering the "must-have Illinois state license" is that you may be asked to perform tasks that require a license. 

One of the main points of contention with wholesaling is intent and ability to perform.

Athletes, Entrepreneurs and Philanthropists Visualize to WinIf you want to see a beautiful example of visualization, watch The Queen’s Gambit, the story of a young chess player who uses her visualization skills to win tournaments.The practice has been used for decades with Olympic and other leading athletes to improve performance and accomplish goals.

A party who enters into a rental agreement on behalf of the landlord and fails to comply with this section is an agent of the landlord for purposes of: (a) Service of process and receiving notices and demands; and (b) Performing the obligations of the landlord under law and under the rental agreement. 4.  

Again, this is a subject of its own, but can be distilled down to: The Project that has the best financial performance and entitled (permitted and operated) that best meets market reality (demand).

It should address each trade and everything performed by that trade, and have an attached price for that trade.

I have seen some landlords pull up in a brand new sports car after just giving the tenant a rent increase.