Not including returns figure about 100 including material excluding finish work.400 sq ft per ton = 3 ton 3.5 if really old home.Can panel hold new load?

If all the trim in the house has lead paint, removing and replacing all that trim is quite a bit of work/materials.

They did tell me the original siding material they got didn’t fit, they were too thick to fit underneath the original siding, so they went with weathershield 2x contact boards and used dog ear wood for the small connecting pieces.

The materials, and work done by subcontractors, 80k.

Not to mention things like utilities, permits, materials and people not showing up.

Is there any material to put down that you got get slammed with putting a retention pond ect?

@Jim Mundy lots of options, but @Brandon Turner ‘s book on rental property investing or “the ABCs of real estate investing” by Ken McElroy are both pretty good starts to cover a lot of material on the subject!

I’ve only started reading material on this site and I’m reading some books now but here is my plan so far. 

It's often impossible for these contractors to make any money at all if they don't make a determined effort to screw you, the end customer, in terms of time spent doing the work, quality and thoroughness of the workmanship, and materials.

Willing to help paint, do runs, gather materials, use my Spanish for tenants ( if you can't speak Spanish).