@Joshua Benjamins thank you Coinbase's lending is for 1 year at an 8% interest looks like it could be an option to offer a higher down payment homes by the beach are not cheap.

It's your own fault for leaving it in the line of fire of a cheap contractor.My contract is very, very explicit - the owner is to remove any and all items not used in assembly, and we are not responsible for damage or dirtiness to anything left on site.

Worst case, insurance is pretty cheap if you carry a high deductible and if having to pay for a full year severely hurts your return, then you are way too tight already.  

Its cheap and very effective.Let me know your thoughts in the comments! 

They look at the useless and unreliable (and cheap) contractors and figure that it's a simple model... then they look at a very useful and reliable (and expensive) contractor and start trying to figure out how to get the expensive one to behave (AKA: Price) like the cheap one while remaining useful and reliable.The problem is that the useful, reliable (expensive) contractor is never going to agree to work for the kind of terms an investor wants in a 'partner' ... the dark truth is that a useful, reliable contractor who has been in business long enough could probably flip houses if they wanted to (many do), and the investor isn't adding anything that the contractor couldn't get through a lending bank.Also, the business model of even a mid-sized successful construction business is fairly complicated and involves cost models that look like never-ending rabbit holes of complexity... and most investors (most people period) absolutely cannot believe how much it truly costs to be in business, to say nothing of remaining profitable.

The roof color isn't optimal, but I think a medium warm-gray-taupe will work fine with it and the brick, on the shingles.Then use a deep red-burgundy for the entry door, and have a shutter made to match the existing original ones (very simple, won't be expensive)... don't buy a cheap replacement plastic pair with louvers.A bit of landscaping will go a long way.

That said, even 5 years ago, $20 an hour seems cheap by CA standards for a real PM with experience; Unlicensed or not.This is a good question though and one that has been asked several times here on BP.

That is why I see so many Flippers going to the War Zone areas to find something "cheap" to fix up to Sell.

@Keeya WangJonesHe is not cheap but he is thorough.  

Once and a while the disposal is actually shot so I replace it - super easy, cheap, and fast if there is already a disposal there.