If you want to flip, it's maybe not the best city, but our inventory is so low, there's a very good chance of sustained appreciation.

Unless there was a massive issue I would say express concern now and give him the chance before asking about suing a week before he is scheduled to finish.

It will never JUST be painting and flooring.Don't give contractors second chances.

If you're looking in the 20-75 unit range you could handwrite or call owners since there's a better chance of them being a mom and pop. 

Chances of you getting someone who is very good, quick, and cheap isn't going to happen. 

Will that affect my chances of getting the loan and if so how can I get around that?

And I can see what you and @Theresa Harris are saying, the houses are being swapped with people wanting their chance at living near a big city, I guess I just don't see it as a sustainable trend.

If you have a friend willing to loan you $200K and doesn't care if they lose money in the deal or you have a background that suggests you've got a higher chance of success than someone with absolutely no experience in real estate then fine.If not, most starting out have a hard time finding private lenders and don't have the time to wait on a bank loan or don't qualify for a smaller down payment.

I've sold $150M+ & there is a zero 0% chance you'll catch me driving buyers around town.

If I send a 1000 letters it would cost 500.00And with an open rate 2% it would bring me 20 leads.Typically your chances get better after re targeting the leads that didn’t call or send a letter back.