The property is old (1950's), so I need someone who will find environmental issues as well as maintenance problems.

. - Sex Offender List - Potential Zoning or Future Planning Impacts - Environmental Concerns / History - Flood Plain (already mentioned above) - Sewer Line InspectionJust thought I'd share.

environmental testing?

In my experience, you should expect 2-4 weeks for issuance of permits if it's a typical large rehab that doesn't need to get reviewed for zoning, storm water management or environmental concerns.In terms of how many bids you should get, I'd suggest getting as many as necessary to ensure that you're comfortable that you're hiring someone you trust and that you're not paying too much.

I think you are short changing yourself on 6% for maintenance ... plug 10% into your estimates and see where that lands you.An ESA is an Environmental Site Assessment - lenders {more and more} frequently demand a Phase I assessment be carried out, and the property cleared, before funding.

A stream is "wetlands" and dealing with it gets you into "environmental impact" issues.

I'm into consciousness.

@Chris Logan i thought i was the only one that was conscious of no money down deals.

If you are price conscious then being your own project manager and doing everything remotely can be done but you need for know you will have some stress with this approach.

What are the risks (environmental problems for one) and is the seller warrantying the property?