I also suggest reading Getting the Money: The Simple System for Getting Private Money for Your Real Estate Deals by Susan Lassiter-Lyons, it is known as the bible for how to find, meet, and gain partnerships with private lenders.

Even if you just pay a simple consult fee or fee for handling a one time transaction for you.  

Simple economics of the situation, it takes more time to do a better inspection. 

This was simple and effective.

I'm just wondering if anyone has tips for finding a contractor that does well with simple/straightforward renovations.

While I know these numbers are not 100% accurate, I want to be consistent in the tracking method and use something that is simple (so I will actually do it every quarter).  

If you do something simple Security First title can record the mortgage terms for the owner -- I did that on one of my deals -- we spelled out the terms (interest and how id make payments and when they were due etc -- they recorded it for us)Wasnt super official - but worked and owner was fine with it.

Small, simple pitch roof could be anywhere from $4-8k, depending on several factors. 

I need at least 1 because there is an air conditioning unit in the window spot that is no longer needed.Is this something that can be DIY?

I have realtors to contact if I'm looking for more property or need an opinion on comps.I keep most of the deposits with the same bank that holds the mortgages so very simple there to track money going in and out (I keep that separate from my personal banking of course).