You WILL have this sort of thing (or worse) happen and if you count on getting the rent on time every month you're going to get hurt.Here an eviction is a matter of weeks. 

The 50% rule says that overtime, on average, each month the income that comes in, 50% will go out the door in expenses, not counting the mortgage.

Some write offs will count against your income.

Hey don't go do this if you really have no ability to close or have not set up your short term funding or have your own money to close and don't abuse sellers by telling white lies to get them to sell you their property... think about the poor seller in these circumstances. they are counting on you...

It is your intent that counts. 

I always have 1-2 subs per trade that is for a backup, on a time and material or fixed price contract though, I have contract with these guys on a yearly basis as an on-call based trade contractors, whenever I have a 2-3 day job these are the guys that I send out, they are mini contractors, usually work for themselves + 2-6 others.Your options now are, get a project manager to manage them, OR create a master schedule -- if you want to save a little bit of money and perhaps down the road, if you want a full time person to do it, count your payment as part of the fee --, a regular GC/PM can make this for a fee, maybe 300-1000 depending on the project size.

I am not counting it would work, but if it does I am lucky. 

Accountants are nice accessories in bean counting, but those that are serious about making and keeping wealth think long term, short term, and all in between.

Your buying an income producing asset, so count on the income.

Still looking for stability in Virginia, 8 years, 4 months and counting