Ultimately I would like to buy and hold, buy and flip properties consisting of single family homes, multi-unit apartment complexes, commercial properties and mobile home communities.

And you are limiting yourself the opportunity of savings and quality work by looking for someone who can do two trades in one company, if there are 30 demo contractors and 59 framing, you might only have 5 companies who can do both trades, and most probably they are a self-performing GC and have a GC license.

If we were to build, we would be self performing everything, no subs, all in-house employees (frankly, it's not that hard), financials might be a problem, it is not as strong to build a 1-2M project - gross receipts around 300-400k this year if I were to guess and 290k from march 2014-aug 2014 (our 2014 fiscal year), license and insurance is fine, experience??

For example, you can buy a note on a property in Florida (or any other state) that performs and produces more stable and higher income than you may get on a rental property in any of the locations you pitched.

Frankly, If you sign a contract to buy a house at an agreed upon price, I think, ethically, you should perform or walk away without tying up the seller any longer.

And just as clear consensus that my PM is under-performing - in which case I'm under-performing as a business owner. 

And, modern flat roof systems consist of a membrane to waterproof the roof and not the layered felt & hot asphalt.  

In other words, banks are permitted to own a tax lien where there is still some hope that the homeowner will redeem, but as soon as that looks unlikely, the banks are supposed to dump the liens because they aren't supposed to own more than a certain percentage of non-performing assets.Not having read Dodd Frank in detail, I couldn't really call BS on it, but this is not my understanding of the overall content of Dodd Frank.  

Anything that constitutes a major inconvenience to the tenant, such that a reasonable court would find one negligent for not addressing quickly, constitutes an urgent maintenance need.Example of the former: leaking water, gas, exposed live electrical wires, smoking in electrical panel, dangerous leaning tree, etc.Example of the latter: poor heat performance of heating system; clogged gutters overflowing causing basement dampness; etc. 

If one was already performed on this property, you don't need to go and pay for a new one, you just need a copy of the one that's already available if you can get your hands on it?