The property may take a bit longer to rent out this time, since its not as fresh as it was.

As long as you get a healthy option fee (that could later be credited to down payment) should mitigate a lot of the risk with "tenants" trashing your fresh rehab.

After vinegar, baking soda, and peroxide before refinishing the hardwoods the smell seemed to all but disappear.

I guess I still have lots to figure out and learn, but it's very encouraging to know this is done and not a half-baked idea I concocted!

Hi @Kerry Malarkey,If the applicant had a new freshly started business they were setting up, I'd be inclined towards no, not with that track record of self employment. 

We bought the property in May and as of the October 1 rent roll we were 100% occupied and all 20 units have new/fresh leases signed at new/market rents. 

And if it's a bunch of kids then you probably want to assume fresh paint/carpet every time you turn tenants.

I am 55 now, but at the time I was 25, fresh out of the US Marines.

They look horrible, and it takes only a short time for the sun to bake them on, making it very difficult to get them off.

For example you said "remove all existing toilets" which is great a perfectly clear doesn't leave anything that will be a question of your interpretation vs the GC's.On the other hand "removal of damaged sheetrock" may possibly lead to (contrived) you believe it is water damaged and should be removed, GC believes it is just discolored and only needs fresh paint.That's just an example and maybe the easiest way to attack that kind of thing without having to spend a massive amount of time and energy would be to have a clause about the "acceptable condItion" which is your discretion not the GC or maybe a short list of definitions that is standard across all your SOWs that define acceptable condition....If you have RocketLawyer or know a great contracts guy I am sure they could help fairly quickly.Again, no expert but that is what came to mind, I will be interested to see the other replies.