300k purchase + 10-15k closing + 80k remodel + 5k for refinance costs. 80k remodel number I got from my father who is a general contractor in the area. 500k ARV x .80% refi (because it would be my primary residence) = 400k minus 15k closing, 80k remodel, 5k refi cost = 300k my original purchase price.

BTW I am a 10-99 contractor and have been focused on the rehab for the past several months, which affects my verifiable income.

BP's rules won't allow roofers and contractors to reach out to you in this section of the forums.

My thoughts were to have an inspector come out rather than a contractor to do the general assessment. ...Alex is the property in Indy as well?

I too got caught up with a very Rich Taiwanese investor and a RE developer in the states..

You can still get a feel for contractors working with on properties you plan to hold. 

Check on ownership status before you get into escrow.Get multiple inspections to be able to really determine the extent of repairs.Try to align yourself with the best contractors, had good referrals, but somehow nobody stood behind their warranties.Have a good lawyer and local accounting firm.Talk to locals to see how things are done and what's happening around you.Have patience!

Make sure it's dated and have your agent take a picture of it on the door.Then have your agent hire a locksmith to be at the property on the stated date with any necessary contractor.

After a little while of this you can slow down and just use the one contractor you have gained a good relationship with and know their numbers on rehabs.

We had a few hiccups with the timing of contractors on site and it lead to a 4 to 6 week delay.