Jim Ostler We are currently developing our portfolio in the Chicagoland area, as previous responses have said finding owners isn’t the easiest task but most owners who are up for this allow you to do this with multiple properties.

The App 'Thumbtack' can be a great resource to see multiple bids and connect with a few contractor's around your area

The secondary goal is to have a cash flowing property.You have multiple problems with your analysis.  

She could get fussy on who she wants to deal with and could be in a market where there are multiple offers and plenty of investors with cash. 

Especially that I'm not in any "hot" markets, that it would be foolish to send offers 30% below market price when their flooded with multiple offers in a matter of days being on the market. 

I've pulled multiple absentee owner lists and I always end up mailing someone who has built up a portfolio over the years, but now I want to build a list that specifically targets these people.

They have more skin in the game then you do.Make sure you get clear title.

I use a database now and can routinely get to within 5% of actual costs on about any reno project...but again, it takes time.One thought is to interview multiple contractors and get bids. 3-5 bids should show you an appropriate range for the work.

The brokerage fee is very small and needs to be spread to multiple people, this is our agreement Thanks for your reply

NO one returned calls, emails and then I received city violations notice in the beginning of March for 5K for the exteriors condition, emergency boarding of the property (multiple times) and a variety of other issues.