Property is held in the LLC and also the borrower for our HML with us as personal guarantors.Seasoning requirements and the LLC are minimizing our ability to refinance into favorable terms and use the BRRR strategy.

We have found that the time between leases is usually minimal in these areas, which keeps vacancy costs down. 

You need to begin formulating what really is the advantage of an amount of work, because just the work won't be enough, there has to be a savings to the contractor such as less time spent wasted chasing bids he won't get, things like that, you need to actually save this contractor real money to see a discount, volume is really not going to do it, and I can't stress enough promises of volume are worth even less.Then there is the issue of timing, you're an investor so you're going to be always pressing for right now, any contractor worth a damn is always busy but I'm guessing you're probably going to figure that your 'volume' is going to also mean the contractor should respect your authoratay and be ready to jump when you have the next one.

You can waste time trying to save a few pennies here and there but how do you know you will even own a given property in 10 years??

If Denver's entry price point is out of reach have you considered partnering on your first deal to minimize risk and increase potential deal capacity?

If they can only afford 1200 a month but they need 1400 per month and they won't consider going elsewhere than you are going to waste your time.Seller needs to be qualified over the phone as to having enough motivation before booking appointment.In Person: As Brian and the other experienced negotiators oftentimes say, it is important to get in front of these people.  

I’ve done my preliminary work on it, to the point where the next big question that needs to be answered is financing – otherwise I’m wasting mine and everyone else’s time by getting really deep into due diligence.

She called bullshyt on a lot of people who were wasting time, and we would not have been aware otherwise.  

And in some cases even furnishing the home with day beds and bunk beds and small minimal apartment furnishings with less square footage in the common areas... to discourage any type of large parties and get-togethers.

Your involvement will be minimal in this process.