thanks flipper. i've pretty much been a viewer of biggerpockets with a few scattered posts here and their. it's been sweet though and i'm definitely grateful for it..i noticed that with the moderators and actually was planning on contacting them. i noticed that josh moved from LA recently. i lived in LA, Santa Barbara and San Fran for awhile.

The problem is, it seems like all the GCs I'm speaking with fall into one of two buckets: they are either not licensed/insured and work "under the table" or they focus on high-end remodeling and renovation and charge ridiculous mark-up.Does anyone have any suggestions for finding those guys that fit right into the investor sweet-spot: the ones who are licensed/insured and don't need to be babysat, but do a good bit of the work themselves and focus on rehab-quality work at reasonable prices?

Since it was time to lock up,(5 pm) I said I would come look at it,.....Well,..it was a sweet little all brick ranchwith a basement all finished except forcarpet and paint.

Regarding types of properties - personally, I'd try to go for slightly more expensive quads or duplexes, basically look for the highest "sweet spot" of income/price I am comfortable with.

That is the sweet spot and best percentage return.

We get all that so please keep it short & sweet...just want the facts.

If you live near UB North Campus, I'm pretty close to you- I live right at Sweet Home and Maple. 

That 3 unit sounds like a pretty sweet deal.

Tenants are like a puppy, if you do not train them you can not expect them to know what is acceptable.

Pretty sweet deal considering the lack of experience I had at the time and money.