So I installed hydronic 14inch kickspace heaters (with an electric blower) under one of the kitchen cabinets.

We are experienced and located in Southern California, so we could remotely manage the project and come up every few weeks.Referrals to experienced general contractors & subs in the area would be greatly appreciated!

We pick one of our favorite restaurants, book the entire place on one of their closed nights or a slow night in January, and invite our work team (plus one guest each) to join us for dinner and a celebration to show our gratitude.Most of our construction/trades contractors don't have health insurance and put off aspects of their health care.

Yet, after listening to you it almost seems like we should be searching out other deals and getting money from private people as early as possible.Much like you I have a little experience in construction from my college days (working for a contractor on my days off from school and over summers but I'm not a craftsmen), so there is a small advantage there, but ultimately it sounds like if I want to get to that "freedom number" faster, or at least earlier, I'm going to have to figure out how to scale.I'm under no delusions that I am an expert after one deal, but I thought that after doing 2-3 deals and making them successful we would then have the creditably to get loans from others to really acquire some volume. 

I planned on doing the minor cosmetic fixes i know i can handle (sheet rock, paint, trim etc.) but my main focus is going to be managing the flip as a whole (contractors,scheduling) creating a system, and setting up the next deal.

But hired professionals for things like plumbing ($6100), AC/Heating ($15,000), electrical ($2000) and landscaping ($5000) All profit each month is directly applied to the principle.

If you just assume that with freeze damage there is also water damage and possibly mold and electrical you’ll have your bases covered.

The sellers are offering us a credit on the purchase price, but will not fix damage themselves, nor will they allow us to conduct our own estimates with our own contractor. 

@Jeffrey Gagnon I have been a contractor all my life.

I give them a list of contractors that I use with their phone numbers.