They pick and choose the most cost effective projects to DIY and hire contractors for everything else.

Nobody knows right now because there isn't enough information to effectively underwrite your deal. 

@Joe HuberCo-star data isn't perfect, and all datasets are subject to outlier effects, so I wouldn't put too much stock in the actual 15-25% number as much as the directionality.

I basically engage them as soon as I'm under contract to write up scopes of work, then I'll take down hard money/short term financing, and they'll start working right after I close on these BRRRRs. 

If possible, try asking another sub what happened because sometimes it’s not really the GC’s fault at all or maybe it was just an honest mistake that can easily be fixed by simply clarifying expectations.If you have tried all of these methods but nothing seems to work out in terms of communication between yourself and your contractor, maybe the most effective solution is fire them.

However, I try to be an engaging and enthusiastic teacher, which takes a lot of energy, and I find it hard to leave my work at work and leave the mental baggage at school.

Originally posted by @Scott Mac:It's not my business model, but having anyone live outdoors like an animal in the USA when they hand out Section-8 to illegals upon arrival is a hard pill to swallow.They need to sort the homeless into short term vs. forever types.Steer the help to the short-term helpable when they need it, and publicly house the "more eccentric" types out in the county away from civilization.Maybe have a poor farm where they can plant gardens to feed themselves if they are able...something to keep them busy.It would give all of them someplace to live indoors at least.This street begging/tents on sidewalks thing is Un-American.Just my 2 cents Of course you're from Austin....People--particularly addicts--engage in destructive behaviors as long as the cost of that behavior is lower than the benefit to them.

Hopefully you didn’t feel too many effects from the $1800/foot board lumber prices.

This all will effect the beam that would be needed at the new wall opening.  

This is a nice balance to work with just one LLC/account but be able to "sluff it off" to effectively eliminate/mitigate your risk since the entity will/could be dissolved by the time somebody wanted to file suit or something.