It will be difficult to do without having skin in the game.

Luckily there cannot be darkness without the light, this pulled me back from the education realm and I resumed my normal life feeling as though I had failed, but the education remained.

I live in a 1902 house and the windows are metal trim, not vinyl, in a deep brown color that matches the dark wood window framing. 

If you pose fair arguments to a fair seller, 9 out of 10 times you will be able to close a deal.Worst case scenario, find a thick skinned realtor or broker and have them make an offer if you want to lowball someone.

I think the value add could be a new modern sign, a modern color, and updated units.

Great job - What color paint did you use in the living room?

Fifty property visits later (I've learned this is not such a bad number), I've developed tough skin and I'm ready to invest elsewhere.  

I want to bring my contractors in to the investments with me, so they have some skin in the game too.Does anyone have experience in structuring deals which include their contractors?

We are bringing some skin into the game as for this flip we did not meet a 70% Ltv.

(No structural changes)Repair rear deck and front porch to usable condition and paint apr. 250 sq ft total (remove & replace 4, 2x6x8 deck boards)Floor repair where needed near back door (attach 3 2x10x8 floor joist to existing floor joist to reinforce soft floor) install new subfloor in area of repair.Drywall repair for bathroom, closet, laundry and master bedroom areas where needed (up to 200 sq ft with knockdown texture)Skim coat areas of house with dated wood grain style texture and re-texture where needed (approximately 1200 sq ft) Install bathroom vanity, sink, hardware etc. (36" vanity)Install kitchen cabinets (8 base, 6 wall)Install appliances (dishwasher, microhood combo, electric range, fridge)Install new plugs and switches entire house (14 switches, 4 GFCI, 36 grounded tamper proof plug ins)Install all light fixtures interior and exterior (15 total)Install counter top for kitchen (white quartz slab / granite or tile 32 sq ft "never formica for our flips")Paint interior walls and ceiling one color and trim one colorInstall interior doors (pre-hung 6 panel @ 10 doors)Install interior trim base, window and door trim (approximately 1200 L/F)Install windows where broken @ 2 (24x24 bathroom window, 36x60 bedroom window)Install all flooring, carpet (500 sq ft) laminate (1,000 sq ft) sheet vinyl (100 sq ft).