Another idea would be, if you had any friends/contacts working for companies with high turnovers in the areas (such as consultants, contractors, interns), ask if they could recommend your property to their new hires.

It will have huge negative cash flow when you add in items such as PM (use 12% because while the rates are lower there is typically items like re-sign fees, find tenant fees, and contractor service fees), vacancy, maintenance/cap expense estimate, and miscellaneous. 

I did leave my W2 job to pursue real estate full-time; however, I transitioned to being a 1099 contractor and pursuing ventures that I truly enjoy doing, so maybe a hybrid model?

On the income side I would get signed estoppel statements, a certified rent roll, etc that way you have something on record saying that’s how much the monthly income is.

You want to provide the judge with evidence: before and after pictures are really good, and affidavits from contractors/handymen are useful too if the judge allows that in. 

Through out my lender shopping experience I found that a lot of lenders have no experience doing FHA 203k loans or that they strongly discourage it due to the long hard process that takes place in processing one (mostly on qualifying contractors). 

What I don't like about this approach is the management company would give the job to it's favored contractor, you lose control, cost is inflated, and collectively you all have no control over the cost.

Lowes & HD are great for supply - but nix their contractors. 

I'm currently a full time hvac technician with my contractors license and would love to leverage my skills to help out the right investor.I am open to suggestions and here to answer any questions. 

I can't seem to decide which contractor to hire.