NA Beard, Not trying to be argumentative or difficult but any experienced contractor who would even think about taking on a project like this for anything other than T&M would be committing suicide and could easily go broke and/or get their arses sued off not to mention the damage it would do to their reputation and credibility.

Not only it might delay your completion date, it will give the contractor a chance to easily add 20% more to your initial project cost.

I pretty much want 1% rent, so if the property costs $160k after making it rent ready, I want $1600 rent easily.

I presumed because a tenant can easily put a lock on the bedroom door, preventing others from using the egress in an emergency.

Sort out your colleagues, to easily find the people in your local meetup, other investors in your area, or go deep and sort them by niche to quickly find the agents or fellow landlords in your circle.

With the GI bill and medical retirement, school will be my "job" when I get out because those two will easily cover my expenses. 

The osb board can easily be replaced if rotted.

Now the door is tight and opens and closes easily.

You could easily go upside down with a few extra vacancies, difficult evictions, or major repairs.3) you cannot be afraid to walk up to your own property and knock on the door to get to the bottom of an issue

I know what neighborhoods were up and coming, and can get everywhere very easily.