In the end the rehab cost me $17K, some of which because I tend to "overimprove" on some cosmetics (kitchen and bath) and I don't take any "shortcuts" on structural and other things.

"Systems" are sold to the novice as a shortcut to replace knowledge, experience and talent.

The knowledge came from lots of due diligence, hard work and study. 

I really don't mind the work, and I don't feel stressed, but it's clearly affecting my subconscious/my sleep.

When you work and invest in real estate, (which can be exhausting) it gives you time to build that stream of income so that its more reliable.

Hey Matt,First I would like to congratulated you on your hard work and mind set to look forward to you future.

I actually am right now turning down a property at $15k that needs $5k worth of work and will rent at $695/month.

Just look up several local MEP firms and get prices from them to do the drawings you need.Regarding your theory about using the EIT to do the work and then the PE stamps it, well, yes, that is often how it's done - because the EIT is working for the PE.

So, I lived there for a few years, then moved to Orange County for work and became an absentee landlord.

There are always deals being made, and if the numbers work, and you are willing to hold on for the long haul, there is never a bad time to invest.