Call call call call call.Call as many property owners as you can and make sure to follow up.Most of the money is in the follow up on these deals. 

If you were to take 25% of monthly rent to cover these expenses your cash flow would be as follows.$925x0.25=$231.25$925-$660-$231.25=$33.75 in cashflowTake a look at these additional expenses in your area and what you need to pull out as reserves for future expenses.

Does any one know a good reliable contractor to do the following kind of work on a property I'm acquiring.

@Kelly Iannone  & @Amy Beth - Following Dave Ramsey's principles got us into the habit of carrying cash. 

Interest Rate: 9.99% fixed interest rate Collateral: A first priority lien on Borrower’s fee simple interest in the Property and the improvements thereon together with any personal property owned by Borrowers related to Property Prepayment Penalty: none Loan Fees: The following fees shall be due: (1) 3.00 points, plus customary underwriting, processing, legal, administrative and site inspection fees to (**) at closing of the loan; (2) $50 application fee due upon signing of the term sheet.

but then ignore the following info. 

Booms are followed by busts!

Hello - I am moving to California this month, following my daughter who will be attending college there.

So that means, if I want to BRRR this property and get *all* of the cash/hard money/private money/HELOC money that I put in to buy and fix it, then I should not spend more than a total of $120,000.If I don't mind leaving some money on the table, then I could go over $120,000, but the true idea of BRRRR is to get all (or more) of your initial money back at refinance time.If you' don't quite follow this just yet, no worries, just keep reading on BP and listening to podcasts!

I will definitely follow all of the them in my real estate journey.