That's why I set up this self-directed IRA and LLC which I manage so I can have complete control (And yes, i'm aware of prohibited transactions in the LLC ... just preempting the comments that may come from that :) ).

Robert Ruiz I haven't done any rehab flips, I wasn't aware of a specific license.

Check out redfin.com and you can pull up previous sales in the area (look for sold in the last 3 months, similar sq footage, same area, same beds/baths) that will give you an idea of what the property is worth.Also be aware that condos have HOA fees.

The kicker is I was made aware recently that there is a person their that is living their that is not on a lease...rather than serve a 7 day I thought about doing the parking thing first.

The seller may well have been aware of lien issue, but IMO it's best that the seller see and hear about the lien amounts from an official source (title report or escrow company) anyway.  

@Scott Lunn Just be aware of Garland city requirement. 

During construction the foreman told me and GC all the wood was fine…  Apparently after the work, now we are having issues… GC is trying to work with us, was wondering what are thoughts on fixing and options to addresswill add more thoughts as they come to me… we did have water issues before construction and GC was aware, the one corner had a lot of rotten wood when they opened it up… the internal structure was sistered and reinforced from basement to third floor.

Also be aware of strict screening limits and enforced process for screening (first in time) and that its likely we will lose even more rights around screening - our local city councilperson who has been pushing for (and getting) all these regulations has now decided that FICO score is 'inequitable'   (using a different word than they did) and they are pushing to ban that from screening. 

Insurance company and adjuster will ask why you or they didn't make the claim when they became aware of the incident?

I have painted bricks before and aware of the maintenance it involves with touch ups.. never again, Looking for stain that is long lasting and maintenance free.. any suggestions from experienced investors with stain?