I'll play devil's advocate.

I don't advocate mortgage fraud, but the odds of them finding out within the next 12 months are slim.

I have been BRRRR-ing for 15 years and still don't get it right LOL First you need a good scope of work, and this is already the first problem, because its difficult to write up an accurate SOW and if you add things later (and you will) you'll blow your budget.My experience here in Milwaukee is about $50 per SF for a full rehab recently.

Recently a neighbor recorded a video of our roof shingles of our rental property blowing up and cleverly put it to music during a wind storm.  

For the most part it's nothing mind blowing, but I think as Rookies we shouldn't expect too much in our first deals, but the opportunities seem to be out there!

And by the way, the way that often happens in a situation like this is the HVAC vendor pulls a permit for the HVAC, and when the city inspector shows up to inspect the HVAC in the unpermitted garage, they discover the unpermitted garage and the whole thing blows up.  

It blows our mind how many times we see poor marketing, whether it's bad videos, pictures, writing, websites, etc.

It blows our mind how many times we see poor marketing, whether it's bad videos, pictures, writing, websites, etc.

Worrying about an insane person's erratic behavior is like shouting at the wind; it's still blowing where it wants to blow.You have an agreement for her to live there through February, so let that happen.

If you are doing this on the cheap, then you are likely not going to use a full blow GC.