If you simply use a random $/SF rehab budget you will miss one of these houses roof costs.The 2 story house I would expect to pay around $4200-4500.

By that time i expect the cash flow to play out like this:First floor unit: $1,400Second floor unit: $900 Three garage bays: $330Total expenses (PITI + 5% vacancy 5% repairs (1st and 2nd floors only)): $2,045Cash flow: $585 / month.

Why do so many people want to start REI without any knowledge...and expect to get their knowledge for free? 

I know federal law only says structures built  before 1978 and this was built in 1986, however when it comes to safety and your family, I understand you cannot be too careful.Please let me know when to expect this testing so I can arrange for a representative to be onsite.Thank youNOTE: Never send anything like that to someone on a house before 1980ish. 

If you have a beat up house or miss a payment, expect 10 postcards a day.IMO the only way to do well in that game is to find a few legit buyers for a particular submarket, and then get to know that submarket inside and out. 

What do you expect for $50-70k?

Set the expectations upfront and, as Jeff mentioned above, have them clearly laid out in the docs to minimize the potential for conflict in the future.  

Overall, investors are expecting a lot of appreciation in this market, based on high demand to live here, low unemployment, and a strong & diverse economy.

Second this electrical company has already fixed this issue in my yard a few years ago so this “might” be warranty work because their first splice may have gone bad.So, I have given them permission to do the work, and made it clear that I expect the patio to be made to look like it does now after the work is completed.But my nervousness kick in because of the company pays to remove the decking, digs up the splice, and determines that it’s a different problem and not warranty work, now it’s my neighbor who is on the hook, and responsible to pay the bill of repair, and responsible to get my patio put back together.This seems like it could go very wrong......Should I get a contract written and signed by all parties to protect myself?

He just kept caulking it and it just kept leaking (as expected).