Rehab loans are never going to be a sure bet because there is typically the need for an independent 3rd valuation, AKA an appraisal.

This is a great illustration of why you should have an independent agent/broker that you can consult with before contacting the actual insurance company. 

So now, each side must work more independent of the other.

Those entities you describe are shielded and independent, whatever that means, and should be protected.

Every single person I know that is....is a solo independent broker, and not a salesperson.

It is that powerful of strategy that speeds up your time towards financial independence much faster than any other strategy!

BUT... they do an okay job, and I'd rather over pay (within reason) just for the 'ease' of not having to do it myself (even if all i had to do was oversee an independent contractor) and have them do all the coordinations and post the costs to my ledger, etc. etc. etc. ....

I’m looking to continue and grow my family’s legacy by using this asset to BRRRR my way to financial independence and freedom. 

I have SFRs on the Missouri side of KC and Independence. 

If you're doing PVC or metal, it will probably be higher than that.The nice thing with roofs is that you can probably get a general idea of price over the phone, since roofing costs are pretty much independent of the actual property -- as long as you know the material and square footage, you should be able to get general pricing over the phone.Feel free to shoot me a private message, and I'm happy to refer you to a few serious investors I know in that area...