Furthermore I would presume this is not a material breach of the contract.

Today there were 2 ladies I met all the way from DC who encouraged me!

I was just listening to J Scott's podcast on show 10, I believe, and he has a "Project Manager" who handles that whole aspect... contracting, crews, material, time line etc.. the best part about this form of his business relationship with his Project Manager is that he is paid a percentage of the profit that Scott makes, whereas contractors generally make more money the more work they do, his guy makes more money when Scott makes and saves more money. 

Additionally you can use options which aren't leveraged per se, but can work that way if used properly. 2)  The fact that you say your "interest in liquidity is dismissed" makes me really want to encourage you to do some more research on investing in general whether that be RE, traditional investments, precious metals, etc.

From a landlord perspective,I think it benefits us in some ways, but if costs of labor and materials go up,it will be a wash?

A bathroom remodel there would probably cost you the same $8,000, maybe $10,000 since you might be using some nicer materials....and will probably return $20,000-$25,000 in increase sales price.

My goals this year would be to never stop learning from instructional material and people.I would love to work with a mentor and see the process from the real estate agent, investors, mortgage brokers, credit repair, contractors, and appraisers.My next goal to at least sell 5 properties this year and learn from each one.I want to start my Rosetta Stone Spanish to be able to speak another language later.

Building/reno materials market used to be reasonable/rational 10 years ago.

I am a Commercial Real Estate appraiser & am currently appraising a 48,000 SF industrial complex (four 12,000 SF metal buildings) in Adelanto, CA in the High Desert of the Victor Valley.My building and two others are In Escrow at HUGE price increases over what these buildings were selling for Pre-MJ Ordinance by the city.

(minus expenses) I put some sweat equity into this house ( along with $7,000 in materials) and I just received an offer last week of $250k.