Refinishing hardwood and tile might be 2-4/sqft labor plus the cost of the tile or the cost of the polyurethane/stain/sandpaper.I usually do flooring myself and go with laminate because it's cheap (.39-.89/sqft), fast and easy to install, looks nice, and is durable. 

Give you the wherewithal to pursue and achieve your long-term goalsMany investors start off "too hot", and they either overdevelop their first property or they spend their money too fast - either of these behavior will stop you dead in your tracks, and you probably won't even be able to achieve your short-term goals - and you certainly won't have the resources to pursue your long-term goals.

If you pay her to leave, she goes fast and without a bunch of problems, etc...maybe it will be worth it to you.

Option 1 is they leave, I try to get it rented out as fast as possible and they are responsible for the rent and utilities until I get it rented.

Thanks for the fast responses.

There is a catch 22 in that you want to buy a flip in a neighborhood where it will sell fast.

Most of our work is on medium to high end residential $350,000 and up.Once you find a good contractor , pay him good , pay him fast , when YOU call he will fit you in .

Not much to break on a shopvac and most who own them barely use them, find a decent used one and get a heavy duty for the price of an entry level model you'll burn out fast.

At that rate, if the house is not sold around month 8, I begin to lose profit fast as I would be stuck in the hard money loan because as you said, the house would be listed at that point and I couldn't refi at that point.

Steep learning curve.Expensive hidden costs.Always 10 times more to do than it looks like.Costs spiral fast.