I did after I had to pay the plumber to rework the toilet rough in (after I already concreted his work)So...what are some of the lessons you've learned the hard way?

Hello Investors/Contractors, I have a 32 unit apartment building in Pine Bluff AR, 3 minutes from the University and I am looking for any recommendations on handy-men, contractors, dry wall guys, painters, flooring guys, etcThe building needs a complete rehab, may include some framing re-work as well. 

The floorplan of this home had to be completely reworked to bring it back to it's 1920's glory.

If they really like the place, I'd call the landlord and see if you can rework that wording a bit in a way that make them take responsibility to find a replacement tenant.

If I lost a note and the buyer stopped paying I would try to get them to acknowledge the debt by offering them to rework work the loan.  

I figured I could do the tile work and paint work myself, as those tend to be very expensive trades, had him rework his bid, and subbed a few of the items to subs of my own that could do better than the GC could. i.e.

Also a nightmare , it had a claw foot tub with a poor layout.Regardless I put a plan into place and re-worked them all.

If I can get the seller contract reworked, close on the SFH address, then the duplex closing will be easier.

They have been great on everything other than turn around time for getting a vacancy back on the market, but have re-worked that process, so hoping it will be better now. 

I’ve reworked my numbers and found out the HOA is lower than originally advertised.Option#1 -NOI: $1300 * .88(12% vacancy) - $197(taxes) - $42 (insurance) - $250(HOA)- $42 ( $500 annually repairs)- rental license ($9)= [/b]$604Option #2 (less optimistic) NOI: $1200 * .88(12% vacancy) - $197(taxes) - $42 (insurance) - $250(HOA)- $42 ( $500 annually repairs)- rental license ($9)= [b]$516$40k HELOC @ 15yr payments will cost $311/ Month.Cashflow will either be [b]$293 or $205 a month depending on monthly rent price above.Conservative rent price COC=$205*12/$9000 (more accurate repair estimate from contractor)=[/b]27%Alternatively with $1300/ month more optimistic rent:COC=$293*12/$9000= [b]39%While ultimately the COC seems to be worthwhile, I ultimately was trying to figure out financing recommendations.