I'm also personally doing work I can such as renovating the shared garden, installing a security system, etc. 

Studs are up, siding is all completed on the outside, front and back door is installed, no duct work into that room yet, there are still steps that go down to this new space. 

Otherwise, you can "project manage" the flip and line up licensed specialty subs to complete work (carpenters, roofers, floor installers, painters, etc.), and this is within the AZ law based on my interpretation (I am not a lawyer).

I'd like to set it up as a seller carried installment sale, interest only for 5-10 years to defer any capital gains.

Hi Rigo,If you are unsure what materials you are going to be using you can have the contractor exclude the 'finish materials' (tile, paint, plumbing fixtures, light fixtures) and include just the 'rough materials' (studs, drywall, wiring, piping, etc.) and installation of the 'finish materials'.In this scenario, you will be responsible for purchasing and delivering all of the materials for the project, so it's added responsibility for you, but it will give you an opportunity to figure out what materials you are using on the project.I have a Scope of Work example in my file place which will show you the level of detail & verbiage you need to include in your SOW:https://www.biggerpockets.com/files/user/drobertson/file/sample-contractors-scope-of-work-documents

Morning, All we are attempting to install iron mesh or the iron cones around our entrance gates at a particular property in Chicago.  

Rehab planned time was 6 months. 2 weeks before the project was due we were missing 24 windows, 11 doors, 3 gates, 3 kitchens, HVAC installation, electrical, paint and ... the contractor!

I only have current rental rates per unit, not a full T-12 (which I would anticipate would look worse, given the amount of vacancy that would be required to do the interior renovations that they have done (updated flooring, full paint, updated countertops and appliance, updated bath including new tile work and fixtures (except tubs). 

Installing new light fixtures (and then over time installing recessed lights and really making the units modern).

Install low flow showerheads, new toilets, and lock the hose bib.