i slowly upgraded the property over the 3.5 years I lived there, including building a fence, painting throughout including kitchen cabinets, adding new hardware and upgrading all the kitchen appliances What was the outcome?

Not only that, but they know exactly what we do in all our houses (from the paint colors we use to the finishes), so even if we didn't have someone managing them (and some days we don't because we're so busy), I'm confident they'll get the job done on-schedule and on-budget without any issues.

They get so distracted counting their spreadsheet dollars they forget to quantity risk, what neighborhood they are buying in, or if their agent is recommending they pay more for a house to get into a better area, in order to decrease risk.Instead of painting an entire industry of professionals as crooks, what would be helpful is if you provided examples of the investments you made.

Insurance however, informed me that they are cancelling the insurance because of exterior paint peeling and some damage to the bottom of the walls from water.

I did not do any improvements to the property other than paint and window furnishings.

@Joey ChrismanSome areas require a permit to paint a house or to even replace a storm window or door.Usually a home owner can pull the permits.My county in Illinois will not allow a home owner to modify a septic system al all.

Hi Rigo,If you are unsure what materials you are going to be using you can have the contractor exclude the 'finish materials' (tile, paint, plumbing fixtures, light fixtures) and include just the 'rough materials' (studs, drywall, wiring, piping, etc.) and installation of the 'finish materials'.In this scenario, you will be responsible for purchasing and delivering all of the materials for the project, so it's added responsibility for you, but it will give you an opportunity to figure out what materials you are using on the project.I have a Scope of Work example in my file place which will show you the level of detail & verbiage you need to include in your SOW:https://www.biggerpockets.com/files/user/drobertson/file/sample-contractors-scope-of-work-documents

This can go on for quite a while if no other higher offer comes along.Perhaps the best one I have ever done was a 986SF  2/2 built in 2007 that needed paint and floors.

Chris,If you own the property and you self manage, you don't need to be a licensed broker.The legalities are endless when you self manage from Lead Based paint disclosures to fair housing so please educate yourself.Good luck!

Assume the unreduced basis of the building is about $350k (I took out the land value)*Add New Deck - $8k*Interior/Exterior paint - $3k*Dishwasher - $500*Landscaping materials - $1500*Wood/sheetrock to build walls to enclose an existing space - $500*Furniture (beds, tables, chairs etc) - $5k*Hot Tub - $5kCan we use the SHST or De Minimis or Routine Maintenance safe harbor for any of this?