I'm looking for a contractor in the West Michigan Area, preferably in the Grand Rapids area, to use on a regular basis for all my remodeling needs.

I'm looking forward to absorbing all I can from the folks on this thread.Cheers,Brent On your "duplex down" situation, more than likely you will be forced to convert it back to a SFR if a duplex is not aloud in the zoning since it was done illegally vs being grand-fathered in.

One of the main thing these pump and dump folks have going is its small money and your not going to get the FBI or criminal folks interested when U lose a few grand.. you have to find 100 plus folks this has happened to etc. 

If you look for nothing but the best deals you have enough cash and equity to produce a few grand a month in cash flow fairly quickly.

save you a grand with an attorney LOL...

Grand total of $48.35 cash flow.

I have seen owners have success at the MGM Grand for example.  

They came in at $1800, a grand less than the next lowest bid.

I'm knocking off a few grand from each tenants debt to keep it below $5,000.  

Having said that, the market is definitely cooling here in the Comox Valley so there could be more opportunities on the horizon.Back to my original point, I'm actually trying to buy a place in Grande Prairie, AB at the moment.