@David Yandel there's no easy answer.You should question the experience, competency and incentive of anyone that gives you a referral.

My golden rule is: if a big investor hasn’t interviewed on the BiggerPockets Podcast it could be for a reason.

It makes it very easy to find customers even with bad support.I am leaning towards going with the click plank option as I was told, that when it clicks together it adds another substrate or "floor" basically and that with the attached underlayment does a pretty good job of reducing noise.I looked at adding gypsum concrete (gypcrete), self leveling cementitious subfloors, wool insulation under the plywood, and another type of cement type floor, but they all have their pros and cons and doesn't seem to be worth the extra money in the end. 

I'm all ears 🙂  also, what's a good rule of thumb for coming up with a good rate to charge.

These deals are easy to find in C-class areas and off market.

With our rural site situated midway between the DFW Metroplex & Austin off I-35 with easy access from San Antonio & Houston as well as cross-country travelers and even international visitors from Europe, Canada, Australia & Israel, drawing guests was NOT a problem. 

It wasn't easy, cheap, or without sleepless nights. 

Easy ?    

The saying “If it was that easy, everyone would do it” goes a long way.

But as bad as it smells most of what I saw would be easy to haul out.