Lets round that to 35k actually and say I'm 10% equity right now. 

The average hourly earnings – cash earnings, excluding irregular bonuses, commissions, and fringe benefits – rose 0.1% in September and are up 4.7% versus a year ago.

The best way to get your permits in the most expedient and efficient manner is to be very organized have all of your paperwork together complete plans and specifications and everything they need so they do not have to request more information or do rounds of revisions 

@Lauren LiGreci BrownWelcome to biggerpockets.It is possible to get into rentals and only work during tax season.Many public accounting firms are utilizing more "seasonals/contractors" to assist with busy season.They have a set base of employees who are year round and then a set of contractors who help during busy season.

Looks like a great investment, and to get it $20k over appraisal value is a huge bonus!

It's not hard and looks much better than 1/4 round.

I think you need to either pay him a set wage to perform whatever tasks you don't want to do yourself and provide bonus' for coming in under budget or ahead of schedule (his reward for physically doing work on site).

@Travis Fairbairn I would recommend picking markets where there is something to do year round. 

My wife told me she likes the ones in our house even, so bonus....

Also get money through bonuses annually which averages to around $400 a month.