Odd floorplan, bad view etc-comps -condition of unit-quality of tenant I've let a lot slide if the tenant is great or the unit is compromised in some ways.

The most quality builders risk policies are catered toward these larger developers and therefore do not offer liability.

Who would you recommend that does quality work for a fair price?

Does this just effect the timeliness or does it effect the quality of the job too? 

Within the asset class the quality of the property varies with price and location.What price range were you looking in?

I doubt it will quality for a Fannie/Freddie backed conventional. 

The deciding factor on ARV is most likely going to be the quality of the rehab and what that 35k is getting done for you. 

My goal is to be honest and trustworthy, provide the customer with quality customer service, while helping them get into the vehicle that fits their lifestyle and needs.  

On my wish list are the following high quality team members.  

Day one cash flow is not the same as cash flow 10 years from now ... you need to make sure it is increasing on an inflation adjusted basis and that goes to the quality and long term supply & demand fundamentals of the neighborhood (hint: quality neighborhoods don't cash flow as well day 1, but do better +10 years).