A friend another  investor I know said he has a run down duplex C- neighborhood similar to property above, I had the cash but no money for rehab he sent me about 50 pictures and told me it was rough..

It may cover this.

Normally I charge for any special order materials up front, first day of work (demo) I get another chunk to cover labor and materials for the week.

Plan for things to go wrong when you're setting up the deal, that way if they ever do, your *** is covered! 

Picture a problem on a nice winter Saturday with the wind chill -17 and you’re getting an emergency call at 2am.

I buy using a commercial loan for SFH from a local credit union which allows 20% down on purchase and cover 100% of repairs per contractors quote.  

@Andy D.yes have tenants send you pictures of their utility bills- if you explain to them the purpose of why you are having MassSave come by and its helpful to them since they bring in LED lights, which will last and not burn out quickly 

I have a folder for each property with pictures, Lease, inspections etc.

Maybe offer an extra $100/mo to cover their hassle?

@John Thedford Is there a picture?