If you want to invest out of state and put together your own team of PM, contractors etc, then yes, you are right, you have to decide where first ;)In the end, that decision is about the amount of labor and time you want to put in personally.

Just go room by room and think what is there that I could possibly list,blind cost,  the door cost is rather interesting you may be required to show receipt, labor costs for replacement so I'd repairs /replacement starting at :  $$$. 

On that note, I'm happy to piggyback off of Jonathan and offer my services as well - I am in Bergenfield, NJ and would be happy to help with some manual labor on a pending flip, general rehab, and any other help you may need.

Let me know if I can assist further.Regards,Joe Scorese

You know what you're talking about, but this is rather convoluted, his mother, she deeded.......put names to the parties Frank and Ema, Mary and Joe, Bob, Jim, so we can follow these relationships.

Also check out Joe Neilson the real estate professor. he has a good book on how he created a rental empire. 

If you go to a 90% or more you would have to change flue piping and that would cost more in labor and for the equipment.

Originally posted by @Joe Henry:@Chris Reitzel, thanks great link! 

Originally posted by @Joe Splitrock:Originally posted by @Jd Martin:Consider this a learning process:1.

Gary is spot on here, even if the contractor is dumb-honest and doesn't think of the potential labor variance (i.e.