Which vendors do they use for their plumbing, mechanical and electrical? 

I can go for a short drive and find entire neighborhoods that fit the 2% rule in my area, but I would never invest in this area unless I got an excellent price that allowed for a full redo of the plumbing/electrical/HVAC because the properties are old and undoubtedly have deferred maintenance; landlords/slumlords in the area have been known to do the work themselves; and I don't want to deal with countless minor maintenance issues (eg. leaking faucets, malfunctioning outlets, etc.) that are bound to arise in a property with old and/or shoddy plumbing/electrical/HVAC.I don't mean to sound harsh in any of my response.

We renovate and sell some houses with fuel oil, propane or electric furnaces, but only if there is no natural gas available.

Finally you have tenants and you have some to rent and hope you get it again the next month You are wore out and know you should have choosen tenants wiser but your sick of having the trash,water and electric bills in your name cause you had to do repairs and check everything out plus do the yard work .

The electric bill is paid by tenants but water and heating bill is paid by the landlord.

Current electricity supply is 100Amps for each unit.

It was recently renovated: (plumbing, electrical, appliances, kitchen/bath).

I already know plenty of contractors and can do most any part of a rehab besides major electric and plumbing.What I should do now...I am asking you guys that question. 

One or more of the cities in LA/SD has 1 inspector per trade, that means if you call for inspection on plumbing, electrical, fire, you will get 3 inspectors while some cities only one.

We will have to gut and redo everything (electrical, plumbing, kitchen, baths, flooring, etc.).The Investment Purchase Price: $62,000Remodel Cost: $105,000Carry Time: 6 months (4 months for remodel and 2 months to list and close)Finished Product: 4 bed, 2 baths - approx. 1,900 SqFtOption 1: Flip ARV: $230,000Actual Sale Price: $211,000 (230,000 - 19,000 closing costs [2%] and RE commission [6%]) Profit: $44,000Cap Rate: 26.3% (44,000 / 167,000)Yearly Return: 52.6% (44,000 x [12mo/6mo])Option 2: Rent Estimated Monthly Rent: $2,100Annual Rent After Expenses: $17,640 (2,100 x 12mo x 0.7)Expected Return: 10.6% (17,640 / 167,000)Before PicturesFollow this post for regular updates and to see the finished home!