Here '4c' properties are apartment buildings, '4b' - store fronts and '4a' - mixed use.

Going to use that grout mixing agent that you use instead of water,,,never have to seal grout, ever.

I got things mixed up earlier.

RichFirst, for anyone who wants to see all the detailed data, I have it on my website (there is a page called "Results to Date" that has all the high level data in one place; click on the "Profit" number for any house and that takes you to the blog post with the very detailed financial data for that house)...Because we've done a mix of self-funded and financed deals, about half of our projects results in much higher than average ROIs (the financed ones) and the other half result in much lower than average ROIs (the self-funded ones).

I don't mix the two....

While it sounds like you have the barebones basics, I would suggest spending some more time reading and talking to other investors to ensure that you are able to fill in the gaps.I say that because you've mixed some VERY high-level tasks above with some VERY detailed tasks -- for example, your #1 could be broken down into about 1000 bullet points that are all more important than your #5.Secondly, it sounds like you're not fully appreciating the complexity of some of these tasks.

Some of the other posts pointed out some very valid concerns about mixing business and family.

There were a mix of houses in the development, ranging from poor to fairly nice.

However, they don't seem to have the traffic issues too badly yet, due to really large highways and there doesn't seem to be all that many affluent people moving into the City (actually heard mixed things about that).

But, that's where a lot of my perspective comes from.That said, most of the "bonuses" we offer are based around long-term motivation as opposed to tactical rewards; in other words, keeping the crew happy in general as opposed to rewarding them for a specific task or job.If you can do enough properties to keep your contractors fairly busy throughout the year, a lot of this motivation will come naturally -- good contractors who know that performing well will generate a lot of extra work will tend to do the right thing because doing so will mean lots more work in the future.But, there are plenty of other things we do to ensure that our contractors would rather spend time working for us (and doing a great job for us) than working for someone else or not doing a great job for us:- In terms of financial bonuses, we like to mix it up and keep our contractors hoping -- as opposed to expecting -- incentives.