The type of contract will depend on what you are doing with the property i.e. buying for yourself, flipping, wholesaling, wholetailing etc-You may need a CRM to keep track of leads etc but that's really probably more for when you scale and start doing some volume.Anyway, I hope all that helps.

id=1IaAr5B1WeT...Cleanup Job (Low cost fast flip): landscape package in front remove deckremove vines from house clean exterior, fix siding and wood rot, paint neutral beige/gray color clean driveway/weed, clean retaining wall/pavement replace flooring with mid grade flooring bottom level, carpet upstairs replace interior fixtures paint interior white trim, light color beige/gray walls, popcorn ceiling removal new kitchen appliancesRehab options: Replace deck with new one (kind of awkward that high to me) vs Remove and fill in wall or add large window to master.Potential space to move laundry into upstairs bathroom closet vs basement Can maybe get away with toilet/vanity replacement in each bathroomUncertain if painting or replacing cabinets with ikea type is worth itAny in-ceiling lighting will open up codes stuff with electrical since it is out of dateRepave/fix concrete front porch and side porch - replace/paint railingReplace front walkway cement, or remove walkway and replace with right angled walk to driveway (may not provide ROI)Tear down vs paint garage port in back yardWhich do you think provides highest ROI? 

When it comes to reserves, I dont use percentages for capex, I use real dollars, based on the age and life expectancy of large items (roof, hvac, water heater, and a buffer for other items).

@Matthew Paul What are your thoughts on a large cost plus 20% job and a request for a end of job bonus because the GC has lower-priced subs so your overall budget is lower than other estimates? 

Large house = $1,500/mo ($900 for 3 bed, $600 for 2 bed)Small house = $1,100/mo ($550 for each unit)I see a huge opportunity here to buy these houses this fall/winter and let the current leases expire and then rehab them next spring/summer just in time to rent to nurses/young professionals working at the hospital.

I would like to scale my portfolio however, I need more CAPITAL!

I self manage my two family and wondering If I could scale It for more cash flow.

Do to other reasons we started scaling back in 2004.

I have strong personal credit but right now our cash is not adequate to use a large down payment to try and possibly offset lack of credit within an LLC or corporation.

In my experience, and turnkeys are a large portion of my experience, the worst mistake I've ever made (and sadly made it more than once) was letting a bad PM linger too long.