I hope to find my first flip before looking at 100 houses, but I'm glad that I've finally taken at least some action and am viewing properties (I tend to get stuck in analysis paralysis).What I've learned so far:1.

Also your horizontal ones have a lot of space on both sides and people tend to try to smack them off.

Two friends of mine used the rehab product NAACA offers to get their 4-unit properties, the rates were a little lower (NACCA rates tend to be lower then the prime rate, but you have to take classes). 

From past trips I've tended to like to spend 3-4 days per city, so in addition to LA could visit at least 2 more cities easily...

It is the gold standard for cost estimation from my observations.I tend to think about these costs within the framework of the Fannie/Freddie UAD standard used by appraisers to determine construction quality and fair market value.

One key point to consider is that property management fees tend to run near 50% in these resort areas.  

so i just lost another contractor. as someone on here stated a few weeks ago, they are like a loaf of bread. they all have a shelf life. i tend to work with lots of insured, unlicensed contractors that of course can not comprehend that sticking with me would prevent them from having to bid future jobs.is being too nice a bad thing?

There are several meetup groups here that I would really recommend, Black Diamond (Waltham/Worcester) is very informative and a lot of experienced investors tend to attend it, I've made a few connections that way.

They tend to not care as much as someone who is busting their but to get rent paid. 5 kids is a bit of a stretch, but you will probably be helping her and her family to a better life.

.- Asphalt Roofing Manufacturer's Association "strongly advises caution when considering the application of any type of field applied coating over installed asphalt shingles," due to possible shingle curling/warping and possible vapor barrier may cause premature failure of roof decking.- Some shingle manufacturer's specifically state that coating will void the warranty.