@Ivan Barratt Curious why 65% instead of the typical 70% rule commonly discussed here?

I have 7 meters for the building.  6 apartments plus the common area meter

Agree with other posters that if you have lost trust in this contractor, even if cost more, you need to cut your losses and find a new one.As to what to do with the existing contact; depends on a number of different factors having to do with the size of the contractor, how big the contract is and emotionally just how upset you are about things.If this is a small contractor then there are likely few if any assets in his company and it is generally very easy to shutdown one LLC and start another one with a similar name so suing them is just a money pit; its not fair but very common.

$250K ARV - $140 Purchase - $25K Rehab = $85k - $15k Commissions = $70KCarrying costs, utilities, taxes etc will lessen your profit, but it fits the (70% of ARV - Repairs) formula in terms of purchase price.Can you get it for less that $140k?

Most common ones are Indianapolis, Memphis, and Kansas City.

I will utilize your recipe to the T and will read that post you provided shortly.Todd Dexheimer: I've read around 15 books on RE in the last couple of months during my free time.  

It's a little easier to work with and more common for cell phone videos on there. 

In other words when you switch utilities to your name once you have possession.

Revisiting this... after inspections by plumber, foundation, and AC (not a general inspector) and winning the fight to get utilities turned on, I've come up with $25k of repairs/replacements. 

I’m renting 1 room out for $950/month, condo is currently cash flow negative by ~$400/month but I don’t mind because a stipulation to my loan (VA Loan) was that I needed to live in it for one year, I’m currently paying $1650 to cover the rest but a 1 bedroom rental in this zip would be upwards of $1,800 + utilities) Currently working 3 jobs and running a small online business to save as much as possible to make my next move.