This way you could take a renovation loan from the start because you would not have such a tight restriction on closing in 30 days.  

You're better off working a tight geographic area, becoming familiar with every street, housing tract, schools, new growth and problem areas. 

I have a lawyer and a tight lease agreement and move fast once they are behind.

If you're sure you want to proceed, just follow the rules, send the itemized list within proper time frame to last known address, deduct security deposit plus any required interest they've accrued, showing the balance due, then give them a deadline for payment or your terms for a payment plan, and see what happens.  

Once I demonstrated that my game was tight and that I knew what I was doing and coming in on budget plus moving properties, they now LOVE ME!  

Other investors in this thread decided to hang tight through multiple storms and have benefited from their extreme patience.

And if money is tight to start, go to the library.  

The market is very tight right now, but there are still deals to be had.

I just need help running the numbers.I can't use the calculator on BP because I have not updated my account, and I have not done some because money is tight due to my soon to be multi-family property.

Are you looking to penalize contractors for work that is not done by a deadline?