Also the quote that I got the material cost is ~2x what it should cost (I called a local supplier for gravel).

The reality was that as I began taking action I realized a few things:1) BRRRR has some risks associated to it that can be easily overlooked by new investors (calculating ARV, managing rehabs, etc.)2) Hard money is freakin expensive (not the low money down I needed)3) Lack of experience makes it very difficult for HML's, Contractors, and Property suppliers (wholesalers) to take you seriously. 

There are shower doors at Home Depot and there are shower doors at high end suppliers - totally different products.

My best advice is to also try to look at it numerically, dollar for dollar, and keep it emotionless.

Also prior to installing new cabs, run new electrical with proper GFCI circuitry and multiple adequate outlets for today's needs of numerous small, and high draw, appliances.New cabinets I strongly advise against any particle board boxes or vinyl/foil wrapped doors and drawer fronts.

Despite having numerous conversations, which started out as a friendly "hey, this is not ok" to a sit-down talk where I made myself very clear that it is absolutely unacceptable for her to keep leftovers or food trash in her room, she continues to do so. 

You want to work with a team that has a proven track record and operates in numerous markets. 

Texas is a large state with numerous different local economic drivers. 

Contacts, suppliers, sub-contractors, local permitting and zoning process knowledge.... [5] Do you know the local Lien Release procedure and how to CYA on this--b/c it's important.[6] Do you know how to slump test concrete, and your potential partner does not, or vice versa...compare skills,,,and try to fill in weaknesses vs duplicate strengths.

Still, our direct mail effort certainly did pay off, as we hired to perform numerous lead-based paint inspections.