@Tim Herman currently my numbers are as follows $75,000 for homes, labor and hvac. my previous investor was going to handle all building supplies. so this part i am completely lost on, i know bad move on my part. i am currenty working on what building material will set me back.

So I'd recommend buying the highest overall quality property you can find, don't just chase cash flow which might not materialize anyway. 

You'll get plenty of reading materials. 

So it is mostly materials of which the cabinets and island come with the house (just need to be installed... hi Dad!).

In listening to multiple podcasts and reading a ton of material, I continue to come across the importance of a esatblishing criteria for the properties we plan to conduct transactions on.

I compared them with all other local suppliers and you can't beat them in terms of quality and price - about 20-30% lower cost for the same specs material delivered.

No matter what someone says or claims, you will be bound by the signed materials, LLCs, conflicts, waivers, returns, etc.

So I have been hands on learning the construction side of things to get a better understanding of what breaks the most, what materials last longest, etc...While doing that, I am always asking questions along the way to get a better understanding of why investors make the decisions that they do.I have set a personal goal of starting out 2020 with my first property and diving off the deep end yet again.

Except your buying a house, and materials, and fixing it up and selling it. 

The bids I'm receiving vary wildly.Bid #1: $95k (includes materials and labor) Bid #2: $60k (includes ONLY labor)Bid #3: $30k (includes materials and labor but has inconsistent quality and reviews)Thanks!