The inventory levels have been in the same range give or take 500 listings for several years now.

Oh, and btw, is that curtain rod really level?

Some of their top level employees had been in trouble in the past for taking bribes and using employees to work on their homes in the past.

I apparently don't understand, despite being educated at the post-graduate degree level,  how to ask a question via post and get a supportive, helpful answer to a landlord problem.

Frugality, on some level, is important.  

Good luck Tony hope to get to your level once im CONUS.

With flipping, you are going to have to accept some level of risk. 

I agree 10% for both is too low. 16-20% would be more appropriate depending on the level of renovation and class of property.  

So depending on price levels, this may not be an issue in the slightest.

Hello allI recently got an level 2 inspection of a chimney and they are saying I need to tear down and rebuild the roofline and up on this chimney (5,000 repair)and if I don’t in a year or two it will just spread like cancer and I will have to have the whole thing replaced (12-15k).