Painful but true!

.- If it's minor work, like a pain touch-up, get the seller to take care of it - or get the seller's agreement to let you do it yourself.  

It is kind of a messy pain gluing it down, but makes up for it in durability and cost in my book.

Bank of America is a pain but every short sale is case by case.

 $200k as ordinary income is painful

I have been at it for a few years now and feel your pain.  

You are right-4 weeks is actual work-time on the projects, we will have holding time as well, although things sell fairly quickly in this market.We are just at the painful point of expanding out of our comfort zone into more than 1-2 flips going at a time, and perhaps we have advanced faster than we should have because we couldn't pass on these deals.  

Filling vacancies is not a pain point for me at all.  

Short term pain for long term gain.

Yeah, there were definitely more fixes than what I had listed - the more expensive things included a new roof $7K, relocation of the laundry room inside $3K, plumbing leak in the main bath (cast iron piping was a pain) $1K, and removing the wood paneling and retexturing/re-drywalling a large portion of the house $2K.