Of course you have to be readily available to operate this way since you don't want to hold up the process any more than necessary,  but once you have established a relationship with a contractor who knows how you operate you can build a more trusting relationship.  

Get transactional RE attorney to write up any notes, deeds of trust, etc.The next best alternative is probably to get a cash partner and go in 50/50 or some agreed split owning the property in an entity with a clear operating agreement that spells everything out.  

Our Company's goal is rapid growth in the Home flipping market, we are always seeking to raise capital and find deals that can't be denied, after all, it's all in the numbers and that is how we operate.  

My thought is if an investor or operator did get nailed, they aren't in the business anymore and wouldn't even be tempted to get on BP! 

I operate in Cleveland county, Davidson county predominantly in the Denton area and Johnston County out toward McGee's crossroads.

It all depends on how many workers are there, certainly 1 person cant consume $5,000/week when he is only painting, or it only takes 1 day for 2 persons to install a 4 appliances that values at $1,500 each.That is why the contractors are here because investors don't have the skills to operate renovation, if they did, why hire a contractor?

And since those areas aren't zoned for nightly rentals, then whoopsy, you couldn't operate a legal vacation rental biz there. 

The response rate is low and your conversion rate is about that of any direct mail/telemarketing operation (i.e. dismal).

I feel like the yellow letter type marketing is such a fly by night operation.

For me, who knows very little about how to operate a hammer, the answer is--nothing.