What is the typical expense rate in the area?

First world problems.I don't think the 2% rule is a typically achievable goal anymore.

Is this not something title companies can typically wrap into closing due to the length of time it takes to complete?

I'm looking for a reliable, reasonably priced contractor(s) in most areas, you know your typical electrical, plumbing, HVAC, interior finishes, etc.Any recommendations are welcome as I'm looking to overhaul my contractor contact list as I move on to my next investment.

These are typically C class buildings that need to handle some abuse.

You mention that he's hard to get in touch with.This might become very important halfway or more typically 3/4 of the way into the job, when the handyman decides it's time to drop off the earth for three months.You can also expect that the handyman will want to be paid proportionately or ahead of time as he completes work.

@Justin Yurong  You mentioned you're near the end of escrow, but typically inspection is usually the first contingency released. 

I just know when we visited the friends farm and he outlined about $80,000 in income he was getting for land that no one was using and as a real estate investor, that just seemed amazing to me.Getting paid for doing nothing from the government, getting people to buy his grass and he backs up to a landlocked nature preserve, so he gets paid by the government again to drive across his land so they can get to the nature preserve that they are studying for something. 

True, the lawn is actually close to half an acre, the lot is half an acre so subtract the house and the driveway from that and most of it is grass.

Chris Turner Realtor said “typically the buyer pays for the appraisal but she did it as a courtesy” and said she would show it to me if I get the property under contract.