I don't want to get that "i just had a break in" phone call. $89dollars at home depot plus1hr for a handyman is way cheaper than turnover costs if they decide to leave because they feel unsafe.

phone call?

Does the new girlfriend meet or exceed your screening and background requirements? 

Sellers calling and telling you to drive by you do and then never picking up the phone again.

Have not answer any text or phone calls nor has he been back to property after he moved some items out on final day.  

That said, your best bet is to get on the phone and start networking with contractors and looking at their work (go to their jobs) and finding out their pricing and what they are charging for the flips you're looking at. 

But it usually provides names phone # and often email of property owners, which is very valuable. 

Hello, I'm looking for a real estate attorney who is familiar with - Lease Options- Subject To's- Land ContractsI'm investing in Southern California markets.If you know of someone or is that `someone` :), please feel free to reach out at my phone, email or send me a PM.Thanks!

Not sure they can do it but worth a phone call. 

Also, screen well.