Both units were occupied with tenants so inspections took over a month and we stipulated that the house must be delivered with both unit empty so that added an extra two months onto the close. 

do you purchase them from local HD or there's stuff that you have to deliver from mainland as well ?

You're missing the compounding effect when cash is a verb instead of a noun.

If you truly don't want her in your property, make delivering that unit vacant a contingency for closing. 

Investors will want to know if property can be delivered vacant or they have to account for an eviction process when making their offers (not saying it's a deal killer, just something they take into account). 

@Antoine Martel  its not logging companies.. you hire logging companies to harvest and deliver the logs .the MILLS  pay fore the wood.just go down to home depot or lowes and look at stacks of 2/4 s and right on the side will be the name of the mill that manufactured the dimensional lumber.Although on the West coast a lot of lumber comes from BC ( British Columbia)and many mills are specialty mills.. like MIlls that do cedar fencing etc. the big stud mills and plywood mills areBoise WarehouserHamptonStimson  ( they are the ones that bought my 700 acre tree farm a few years ago)and many many more.but there used to be hundreds of mills.Seirra Pacific is about the only one left in CA.. its really tough to get harvest permits in CA.and they do what little redwood gets harvested anymore.

I've heard of mentees that started out cleaning up construction areas on a flip at the end of each work day or picking up supplies at Home Depot and delivering them to the job site.

One guy used to leave Priority Mail enveloped offers at the front door, or slipped into their mailbox, that were hand delivered.

However he did passed all inspections, but now  after a $10K payment he demanded he refuses to answer calls, and has  not delivered the materials to compete the project.I have seek attorney advise, and of course they advised they are ready to sue them if the contractor fails to complete with the work as per contract,  however I have read that even if lawsuit is won, is extremely difficult to collect the money.I wonder if it is better strategy to sue them in small court myself for completition of the project or for $20K , which is the maximum allowed in NJ for small court, and that is really all I would need to complete  the project.A few points to mention, they quoted me $48K, I have paid them $45 so far.I still have $20K available to draw from my lender, but that is hard to happen since final work is not being done.At the beginning I stood up to make $80K to $100K in this deal.

If they can actually deliver..