So, to make things work, and at a faster pace, is to use OPM--other peoples money.

If you're nice you can offer to pay for the materials.But you should have your installer do the work and IMO the tenants should most definitely pay.They rented from you as-is.

Andrew Johnson “I use Appfolio out of santa barbara, ca its definitely not free and my property mgmt company passes those costs down to me which I think is around 50-60 bucks a month based on number of units under the service.I am able to see all reports from rent rolls, cash flow statements / trailing 12 month cash flow, tenant ledgers, maintenance requests, dialog between tenants and mgmt staff, resolutions to maintenance requests, move in pictures, move out pictures, or video, and many more features.What I like is that it allows the vendors to be in a dialog/text/chat box so they are prepared (vendor) prior to job assignment with lockbox codes, scope of work and pictures before they even go to the site so we dont waste time figuring things out and run up a huge $$$ bill for lack of efficiency.”

Andrew Johnson “I use Appfolio out of santa barbara, ca its definitely not free and my property mgmt company passes those costs down to me which I think is around 50-60 bucks a month based on number of units under the service.I am able to see all reports from rent rolls, cash flow statements / trailing 12 month cash flow, tenant ledgers, maintenance requests, dialog between tenants and mgmt staff, resolutions to maintenance requests, move in pictures, move out pictures, or video, and many more features.What I like is that it allows the vendors to be in a dialog/text/chat box so they are prepared (vendor) prior to job assignment with lockbox codes, scope of work and pictures before they even go to the site so we dont waste time figuring things out and run up a huge $$$ bill for lack of efficiency.”

We may not agree on how the rehab should work and how much time it will take and how much money.

Foundation which was quoted at 6k, a/c duct work, fence work, and any potential plumbing issues that may result from the foundation repair.

I go to work and I run the business.

@Patrick Martone I too like the work, and save money by paying myself to perform work I like (tile, trim, carpentry, etc...)With that said, when you are doing the work it is easier to estimate verse a sub or GC.

I do much of my own work and I have 2 teenage kids that I "recruit" into demo and painting.I am a long term "buy and hold" guy so no flipping for me. 

I have no desire to create cash flow that will allow me to leave my current field- I love my work and my business is in great shape.