I only accept bids from my subs which include full turnkey work for their trade/portion to prevent just that, and prevent that I get a call that oops, the electrician forgot to include 50' of service wire, so I need to run to hd out of my own pocket, and then find a 49' piece rolled up on-site that he'll take with since it was too short anyway.

I do have a team in place to handle almost all issues, including local family in worst case scenarios.You know, I am torn between investing in high price areas as opposed to cheaper inland areas. 

Hey Tyler Belliston this is what I got for you that was posed on one of my posts yesterday.

The average ROI without a mortgage is 6-8 but that does but include the deductions and the fact you can use the place when you want to.

I have been in the construction business since I was 17 years old including those college years.  

Less than $1k/month including insurance and taxes is what I am shooting for.

Considering appreciation isn't a realized gain, why would someone include that in their calculation?

I'd ask him (/her/them) to appraise it as if he was being the eyes and ears of an FHA lender, because those standards are a little bit higher than fannie/freddie, and include health/safety issues.

You should stay at a purchase price including repairs in the $60k or higher range.  

Do your numbers include vacancy at market rate?