Build a relationship with a GOOD Plumber, AC repairman, Handyman, Contracter, Maid/Cleaning and any other home service person you can think of.

ask local investors about reputable contractors. you should have a rough idea on labor costs with the scale of the rehab and condition of the house.

We work with excellent, ethical & successful Realtors all over the country (including in our own back yard where we are Realtors and value our reputations very much).

Great for a plumber, electrician, etc to have a shop.

If you miss you're ARV by 10%, you will most likely not be able to assign the property and you'll be forced to back out of the deal or close on the house (and possibly lose money on the rehab)... both situations are bad for you and your RE investing reputation.

The closing was pushed back because on the day of the appraisal/inspection (a Friday), the seller's plumber had an emergency and had to cancel the AM appt to put in a new water heater.

If he gives you any lip, tell him you will report him to the state and you will follow through and see to it that he is punished to the full extent of the law.Then go out and do what you should have done in the first place - cough up the cash for a reputable company to do the work you need done.

Any reputable and good painter would have known from looking at the ceiling in the beginning that a killz coat would be a necessity or not BEFORE starting the job.

And then you stay out of jail but lose your job, your reputation, your future. ...And Justice for All.

Can they go after the plumber?