Do TWO BRUSHED coats of that -- it dries a bit faster than Kilz and works great for problem areas.

I just looked at a video that the owners of freedom soft has on youtube, its over an hour, but its the best ive seen so far, it does everthing you would need to do 

David,For me, I look for a 20-30% return on MY CASH invested every year or when you get your cash back via a mortgage, I at least need to net $101.00 per door after Taxes, Insurance, Vacancy, Repairs, Property Management, Mortgage, and All Other Expenses (Hard and Soft).So on the example I shared above where I actually walk away with more cash than I came in with, I would just need to net "over a hundred a door" and if I had 20K tied up, I would want to net 4000-6000 per year.The ARV is what you can sell it for when your done, it is the amount it would be appraised for, you can find this number via Comparative Market Analysis which is usually free from a Realtor.  

When he first bought it, doing the rehab we would hear an occasional strange noise, but brushed it off as it was a half-double and figured it was just noise from the other side.

They sell really nice looking vanities with marble countertops and soft close drawers.

The problem is when I call back with my soft offer range: Once I get a "no" to that offer....I have no clue what to say or do next! 

Painting all contractors ( or even most of them) with a broad brush of con men is like saying all RE Investors are just out to be slum lords and only care about the money and Flippers are selling you junk houses with paint jobs.  

You seem like the type of person that will never stop learning and improving, so that should not be a problem.It also helps to have good "soft skills" and write and speak well.   

What is your process for us to get to review the soft collateral file?

They don't inspect inside the residence, but they inspect the perimeter of all the homes to see if there are weeds, desert grasses and brush that create a fire hazard.The city does NOT charge to do the inspection.