I'll split this post into two parts based on your question...NUMBER 1: OBTAINING POSITIVE CASH FLOWIt comes down to many factors, but a few key factors that I have found that have the largest impact on the property's cash flow are below (The below generally holds true for any market.

Investment Info:Single-family residence buy & hold investment.

And the GC has no money at stake, so he can simply walk away if things go badly, leaving you holding the bag. 

What are your plans on cash, are you pouring them back into the business, planning to sit on a pile of cash just in case, or are you siphoning money out of the business hoping to draw income that just can't be supported at the moment. 

My plan is to D4D or pull list from county and begin marketing on a small scale but with a buyers mindset (whatever doesn't meet my criteria, ill whole sale) I am a little lost or should I say would like to get investor opinions on my plan and gain some insights from you all.I don't know much about financing or rehab I have never done it and it feels intimidating while supporting a family

- as far flip and flop is concern or hold and rent ( short term, vacation rental ) ??

---So, insist on them providing the rental application and supporting docs for your review.

This would be my first subject-to deal so I was curious if there was anyone who could provide some tips or support me in the details (paperwork, insurance considerations, using a land trust or not, structuring the terms advantageously, things to look out for)?

How are you collecting a deposit, or putting holds on credit cards, for your STR direct bookings?

I think white would look much better, but I am worried that's going to be a lot more work and I also fear how well the white paint would hold up over time (they are rental units I know they'll take a beating and potentially chip/ scratch).