It seems to be that way, I have a decent amount of rental and flip properties so when my main contractor can spare a guy for a small project he will usually only when we have a full rehab going on another project.

Would you want to live somewhere full with higher crime, bad schools and 1 bathroom just because the hosue had some granite countertops?

My story is from the perspective of somebody who can pay cash, but only has time on weekends, since I am a dad with a demanding full time job.

South Carolina being a lien theory state, one would normally have an attorney draft a mortgage (which creates a lien on the property and makes the full balance due upon sale) and promissory note (which outlines the payment terms, interest, etc).

I’m an investor in Atlanta Georgia  and I’m used to getting rehab quotes from GC’s that are between $35/sqft (not too much walls need to be moved or roof or anything) to $65/sqft (everything needs to be done) to $85-$100/sqft (new construction or additions).I read about and have ran into other investors who say they can do a full rehab project for about $15/sqft !!!!

If S8 is not willing to approve full market rent then you don't rent to S8. 

Do not use term leases as it will give your tennats full control over the property.

@Jim Macedon Two things would occur if you moved back into the house for two years or more, then sell.1) yes, you have to declare All the depreciation you previously claimed/could have claimed.2) You will Not get the full 121 exemption.....you have “non qualified” use.  

I have 5 brand new, full gut single family renovations I'd like to hold for rent.

I have 5 brand new, full gut single family renovations I'd like to hold for rent.