They need to be done by or under the supervision of the architect stamping.

Likewise, when dad says he wants to get rid of properties, you ask him what factors led him to his conclusions.All the while you two are doing the gofer work and dad is supervising/imparting wisdom.

You wire funds to a company that is in the business of building buildings, they create plans, get permits, raise additional capital, supervise construction, supervise filling the building with tenants, sell the building to an institutional investor, and if everything has gone to plan then there will be a significant profit and they wire you back more money than you put in.

Well his little kids uses that bathroom I believe and prob not supervised.

I'll be looking for a 'hands off' brokerage if such a thing exists (while realizing I'll need a 'high level of supervision' my first two years) with a low fee structure for my own deals.

So you're the guy cleaning up the yard, trashing out the house, working the rehab or supervising the rehab, learn some of the work you could do without much time...paint, demo, basic repair, cleanup, etc.   

It will take a few weeks to get results back from the lab.

@Luke Bricca Yesss...my heart is really in renovating and giving houses a new life (did that with my own house pretty much) but alas I live in the Bay Area so there is nothing I can afford here....or anywhere nearby really... plus a small kid (so travel is hard), so hard to travel frequently and supervise a contractor, etc. 

Price labs?

I've already demoed Real Estate Lab and am in the process of evaluating Dealpath.