Stay prepared, stay resilient, and always keep your eyes on the bigger picture.

What caught my eye in reading your post was your statement about the customer causing problems for the contractor.

Keep an eye on George Mason University in Fairfax. 

I know that if you rebate your commission to a client....it is not considered taxable income for the client....but rather a lower purchase price in the eyes of the IRS.But what if you are your own client?..

This is desirable/necessary for overall security.All the technology must be integrated and operate seamlessly in the eyes of the guest.

Make sure you pay on time, keep insurance perfect, head down, eyes on paper. 

Maybe meet with other investors and see if you can find someone to partner with to be your eyes and ears on the project.Is this area considered desirable, given its location between Milwaukee and Chicago, and proximity to Lake Geneva?

This is one example of a 1-2% area, I am sure there are others, keep an eye out for satellite areas if this is the cashflow you target. 

I’m looking at a similar strategy as you, starting with a small investment first — but I’m eyeing a larger investment in the future for sure. 

I am an investor in Tennessee and North Georgia, and have had my eye on NC for awhile now.