I rest my case, counselor.

Would you guys say that there are better deals on distressed rental real estate during bitter cold months than during the rest of the year?  

I will finance the rest.

Unlike most of the rest of the country, the only person doing contracts are the lawyers. 

Would love to see the rest of the numbers (ARV, est. rehab, etc).  

As to the rest, just make sure your zips are distances you're willing to drive.

You confused me because your title of this thread says "Using non-skilled labor to fix up your houses", instead of "Hiring a GC or creating your own in house  construction company".If you're doing enough volume to pay a crew full time wages to keep them busy and you're saving enough to offset the increased accounting and paperwork, the costs of GL insurance, WC and all the rest of the expenses then why not?  

About a twenty units are 2 bed 1bath and the rest are 3 bed 1 bath.

I realized a couple of years ago that even at the age of 32, I did not want to be stuck in the rat race for the rest of my life.  

Obviously with only 50k you won't be able to do them all, so wholesale the rest of them to other investors giving you more money to invest in multifamily.