What part of the country are you looking to 1031 exchange in to?

I also agree that the better companies charge 20-25%, so keep that in mind as well. 

When we found someone hourly, they agreed to $30/hr. 

The Unilin 2g locking system is one of the most efficient ones on the market.I 100% agree the the subfloor/ underlayment/ substrate being attached to as well as how  it was attached to the builder floor(naturally we're not talking cement) is usually the problem in a failed installation. 

If you’re in a good area, start doing country subdivisions.  

i agree!

@Kyle Mitchell Agree about demand. 

Totally agree.

Same as when you book a flight and have to cancel, they never differ from what the policy is agreed upon. 

@Yang Zeng Welcome to the Bigger Pockets.As you can see in my profile, my business and hub is in San Diego, not far from you, but all our investments for myself and my clients are in well performing markets in the Midwest.We specially in this out-of-state- approach that really requires more than just the properties.I agree that you should keep a reserve and not spend all your funds but I could help you with 6 properties that would pay you about $5K/ month in cash flow or $60K/year based on your available funds while having about $100K reserve.I like to help you see the performance difference between our area in CA and the Midwest.