Any tips on good things to look for, questions to ask, pitfalls to avoid? 

Currently, after taking care of all expenses, it is providing about $1400 positive cashflow per month.

As to the Department of buildings, they work at their own pace and don't seem to care too much otherwise .

Any updates or tips ? 

I do photography as well, I've been offering people free shoots for years and can't get anyone to care enough to pick it up. lol hopefully you'll have better results.

-since we are doing our first subcontracting (which i have never done) anyone have any tips for a newbie like me? 

I live in Hawaii and have no problems with them - they took good care of my buildings.

If they have good standing with the previous owner, you can use your best judgement on whether to let them stay.Purchasing properties with inherited tenants requires careful handling.

For working with other contractors for more complex jobs, if the subcontractors are going to find quotes for you, you may require several quotes and decide which one to go.Anyway, no one cares about your property and your income vs expense better than you, delegate is a good way to develop your business, but supervision keeps it under control.

It is a specific type of investment wherein a turnkey company (or turnkey 'provider') finds a property that needs work, does that work, sells it to an investor (the sale should close after all rehab and inspection items are taken care of), and then manages it, passing on the net rental income to the new owner.