Caution:Contracting for repair, maintenance, remodeling, or improvement by any person licensed under part I of chapter 475 (real estate agent) while acting as the owner’s agent pursuant to that license, where all work requiring a contractor is performed by a contractor who has a current, valid certificate or registration issued under this part to perform such work, and where the aggregate contract for labor, materials, and all other items is less than $5,000; however, this exemption does not apply: (a) If the maintenance, repair, remodeling, or improvement is a part of a larger or major operation, whether undertaken by the same or a different contractor, or in which a division of the operation is made in contracts of amounts less than $5,000 for the purpose of evading this part or otherwise.For the sake of your cousin's license, either make her a part owner (sharing the gross profit as her compensation) or get a GC on the job asap.Just a helpful hint to keep a fellow real estate agent out of jail. 

It gives me pause as the first 6 months is when I am most vulnerable as we will be doing remodel work and improvements and the property will only be running at 50% capacity.

I live in a small town name Chester and look to help improve the area by buying some of the distressed properties and rehabbing & renting.

The reason I’m looking for a high CAP rate is because it is a good indicator of a property that has room for improvements. 

The link below has a link to the City's info bulletin about these plan requirements.https://www.sandiego.gov/sites/default/files/dsdib...The City doesn't provide water/sewer or any ROW improvements for residents unless it is due to a failure or damage.

In the San Antonio market, you are looking for properties with the following improvement type on them "Multi-Family 2-4 Units." and that is not a massive list. 

I've found that tenants that don't intend on paying rent frequently butter you up, and try to get friendly with you, OR...they start talking about capital improvements to the place...It's a tactic to make you think they care about you or the property, so that you are less inclined to start an eviction against them. 

It is in an area that I believe is improving and has some future development (large luxury apartment complexes set to develop in the area). 

I feel like I'm stuck because I don't have the energy to focus on investing after 12 hours days.

Not sure if the situation improved or not.