In order to move into a unit I had to remove one of the tenants.

I have never hired a contractor before.The property needs to have the deck redone, foundation repaired (pier and beam), 2 bathrooms gutted and redone, removing some linoleum flooring and replacing with matching hardwood, possible HVAC installation.

No contingencies have been removed.

Also is it past her 17 days to remove contingencies?

. - I would also add a move out charge if they don't removed the satellite disk, and the 14 miles of cable Domenick T.

We typically have 4-6 rehabs going and they understand the adding/removing properties constantly and are able to keep up. 

Below is the break down on the numbers.Purchase price: $46kScheduled Rents: $1300/month ($650 each unit)Expenses areGarbage: $60/mo (approx)Lawn/Snow Removal: $60/mo (approx)Water/Sewer: $60/mo (approx)Insurance: $58/moProperty Taxes: $283.33/mo (ouch, I think this is the reason for not making cash flow)Vacancy: $130/mo (10%)Capex: $130/mo (10%)Management: $130/mo (10%)Repairs: $65/mo (10%)Cash Flow w/ Mortgage (25% down, 20yrs at 6%) = $76.50/mo ($38.25/Door)Cash Flow w/o Mortgage = $323.67 ($161.84/Door)What am I doing wrong?

Hey, I have a question that maybe can answered for me if a wanted to wholesale a home without the land thats the buyer is going to remover from the land after purchase what contracts, paperwork...

@Doug Rayburn I had this problem rehabbing a house in ChinaTown so much grease we had to remove lathe and plaster and drywall it.Another time it was oil paint and trying to cover it with latex.Worst was a calcimine kitchen ceiling where the paint would "unroll" right behind the roller we were using to put it on;-)Most of the time I wash it with TSP then clear water and let it dry.

Effective communication doesn’t guarantee that there will always be agreement, but at least it helps to pave the way and remove stumbling blocks.