I only accept bids from my subs which include full turnkey work for their trade/portion to prevent just that, and prevent that I get a call that oops, the electrician forgot to include 50' of service wire, so I need to run to hd out of my own pocket, and then find a 49' piece rolled up on-site that he'll take with since it was too short anyway.

I do have a team in place to handle almost all issues, including local family in worst case scenarios.You know, I am torn between investing in high price areas as opposed to cheaper inland areas. 

The average ROI without a mortgage is 6-8 but that does but include the deductions and the fact you can use the place when you want to.

I have been in the construction business since I was 17 years old including those college years.  

Less than $1k/month including insurance and taxes is what I am shooting for.

Also keep in mind most people that are boasting their rate of returns don't seem to be saying if the properties are Class A, B, C, or D.One of the things that I do is look at my portfolio as a whole, I have brand new construction in Class A areas, in addition to Class B, and Class C properties.

If yes, you are welcome to choose one of the colors I matched up to colors used in brand new houses in my area....or use the colors as a spring board so as not to go too dark/light gold/gray.  

I'd ask him (/her/them) to appraise it as if he was being the eyes and ears of an FHA lender, because those standards are a little bit higher than fannie/freddie, and include health/safety issues.

You should stay at a purchase price including repairs in the $60k or higher range.  

Do your numbers include vacancy at market rate?