Bringing in a new GC creates a situation of its own.You need to be extremely careful about how you mitigate your exposure to fixing legal contractual obligations to the new contractor to ensure it’s scope of services and remedies should problems arise in completing the job.In closing, I urge you not to feel too bad or blame yourself for the situation.

Typically SFR to quad are purchased via conventional financing. 

We also need to communicate with our property management clients and service providers to schedule cleaners and handymen. 

You can buy a pre-sale hotel-condominium with resort like services and property management features for 100-150k.

The houses are typically brick, 3 bed and ranch style and although there is crime in 38118, it has a strong tenant base and these are some of my better performing houses.

We don't technically offer substantial services, so I think we'd take a risk by doing Sch C for the refund this year, especially if we end up switching to Sch E down the road.

What is the typical cost of septic/space?

Typically, a PMC issues monthly owner statements.

In what world does reducing labor in a high area of need, it’s only the biggest industry in America, reduce the cost of the service.

It's a great way to get started in private lending - you don't have to worry about the origination, servicing etc.