I have proposed, enacted and vetted many ideas to invest in ways that take all of these things into account through my work with the big firms. some of my ideas helped them with their bond ratings and long term performance relative to their competitors. 

Also keep in mind eviction processes is very lengthy and furing eveiction do NOT take money from a tenant unless payed in full!!!

They are not accepting conventional financing yet the repairs needed to the home will not total 5k$, the min repairs needed to qualify for a 203k loan (unless the appraiser makes us fix stupid stuff like repaint, recarpet, etc then the 5k could be possible somehow) To top it all off, I am a licensed, insured, and bonded contractor. 

Every bond for title, bond to reconvey realty, contract to sell or to convey realty or any interest therein and every transfer or assignment of any of such instruments shall, except as between the parties thereto, be executed with the same formality as is required for the execution of deeds conveying realty.HISTORY: Ga.

Investmentfirms that take a haircut on bonds they hold do not base decisions on "f them." .

Thank you for taking the time to write that lengthy response to help me out.

Then I guess the LLC would be insured, bonded, have worker’s comp, etc, and have an umbrella policy for personal liabilities.

Try this: Get bids from 3-4 LICENSED contractorsVerify their licenses (Most states have this info online, as well as showing bond)Call referencesLook at work they've done in the past (many have it online) Control the flow of money.

What a fun and bonding experience that will always give you interesting stories at large holiday gatherings.

After reading the agreement and similar overzealous length I told her no thank you.