Guess who makes more money when the bid increases.

This might be the problem for your market.Second, HH deals naturally have higher mortgage payments due to the low down payment.  

Unfortunately rents have not kept up with the increase. 

They will naturally tell you big jobs are time consuming.

You might consider partnering to increase buying ability.Good Luck,Jim

Since our purchase the market has started to level out but noticeable increase in the value of our property nevertheless. 1 month of sweat equity and a fresh paint job, the place looks pristine. 

Any deposit required to be paid in advance of the start of the work cannot exceed one-third of the total contract price or the actual cost of any material or equipment of a special order or custom made nature, which must be ordered in advance of the start of the work to assure that the project will proceed on schedule.

I would increase vacancy and Capex to 12 to 15% and plan on losing 20% to 30% of asset value.

Double check with your lender but I believe you can do this, or something similiar in nature.

Once you've developed a good working relationship, you can increase the amount of work you give someone.