Per inspection the HVAC was from 2009. worried if the place is hiding a smell of some sort because there were several plug ins in the home as well.

WE do have a lender who we refer to but we dont advertise or do what others do and have some sort of back end deal with the lender.. 

2) Owners NEVER take into account the time required to:- Evaluate & select materials- Order materials- Pick up materials- Coordinate access with tenant- Dispose of waste- Scan and process receipts2) According to Angie's List, labor cost can be $250 to $700https://www.angi.com/articles/how-much-does-microwave-instal... 

If you don't have an agreement with either one of them, select the one who you think would be the best fit to represent you.

Sort of my own twist on BRRRR.

I did not choose.I selected configurations similar to what they were renting—for example, 3-bed, 2-bath, yard space, etc.I focused on locations where they were currently living.I set rent prices within their budget.SummaryI became successful at real estate investing once I understood that what matters is the tenant segment who occupies the property.

And that is true, but that is also sort of like saying "to mitigate the risk of investing in Apple, and relying on their decisions, I will start my own tech company" (okay, that is a bit extreme, but you get the idea).  

They can be a bit on the pricey side and they can be selective on the development/construction side, but overall, they're solid.

but even back then they never said " hey I'm a wholesaler" they would have selected words with that or be like if i can fill the obligation my partner will

You're gonna need to put the work in, dedicate most of your days to your goals, select your priorities very wisely, and be disciplined enough to work on them.