Thank you Christopher,  great thoughts

Thank you @Mike Wood all what I really know is that I dont want to subcontract on my own because it will cost me even and risky results. however I might be missing the real cost of the construction. however I must rearrange my thoughts, I  just would like what is the fair % or flat fee for the builder.

Mike Dymski what are your thoughts?

If its east coast like new York PA New jersey.. the chances of loss ARE GREAT.. because the time it takes to get your collateral back.. this is, as I posted on your other thread one of the things I have seen going on in CF space just making loans all over the country with no clue or thought to the default scenarios and the time it takes to corral your collateral.. by the time you do a 1 to 3 year judicial foreclosure in these states your collateral could be totally trashed.. stick to deed of trust states with quick foreclosure times.

My thoughts on your question - anything is possible:) The way I look at it is this...let's say you buy a property and to fix it up and sell it takes 500 hours.

I thought buying rentals would be easier to start and maybe do some flipping later when I have some cash.

It sounds much faster than I had thought and good to know it doesn't disturb the tenants.How does one know when it's time to replace the roof?

I thought this was a solid plan but have been wondering if it is better to use the Heloc to buy a separate rental property vs. building that "rental" addition.

That's what I thought it was, but then got myself all confused.  :-)  Thanks for the explanations.

Do any of you have any thoughts as to how much to set aside for maintenance on these older properties?