If it’s an item that can’t reasonably be bid as a lump sum, then agree to a time and materials type deal where you track the time associated with the work multiplied by the rate and added to the material cost. 

Boulder was one of the most resilient markets in the last downturn 2008-2010 (we kept appreciating at 2-3% during that time when values dropped by half in other markets), and we’re considered a safe bet in terms of consistent appreciation (values haven’t gone down in a single year here since 1983 and annual average appreciation has been 6% consistently over the past 40 years).

I remember just recently I looked at the inventory in Windsor Hills and there were only a few townhomes available whereas the year prior there were 12-16 consistently. 

Just have to be prepared and consistent in looking for the right property.

I make good money but it isn’t consistent nor hourly.

Consistently between 50% and 200%.

With this being said things never go as planned, understandably so.Looking at this I am not a fan of excuses and I am working on managing my time better to create more consistency with time blocking, I know it is possible to do this by working through your people you have put in place, but I am just here to learn from mistakes that other people may have made. 

Our strategy consists of finding undervalued properties focusing on student rentals and small multi family units (from duplexes up to 10 units).

Units we have either acquired or taken over are cashflowing a net 10% to 16% consistently.

What you're sharing illustrates the need for a proven, consistent, reliable system that ensures prospective applicants follow the same process and rules across the board, shields you from claims of housing discrimination, and keeps you sane by pre-screening unqualified window shoppers from the qualified, respectful, long term tenants you ultimately are seeking yourself.