Or roll large marbles or tennis balls in different directions.  

And I have seen self-managed transition to self-managed, management companies to different management companies...it's a whole different ball game on these vacation real estate purchases.

If you can get the material costs off the table, then your contractor may be willing to play ball here. 

I have joined a Mastermind that has been a little slow getting the ball rolling.

Of course this is "trying to time the market", which I am not a fan of...I don't have a crystal ball and those who claim to are often wrong. 

Alot more information would be needed to give you much of an accurate ball park estimate.

Example - purchase price $2m, net around $20k after debt service. gross rent - 200k Management 50k Taxes/insurance/utilities 30k Debt service 100k Net 20k those are obviously rough numbers but in the ball Park - and I’m making assumptions based on projections I’m putting into a spreadsheet - I have not pulled the trigger on anything A good example is this one that just hit my inbox for sale 41 Mello Way miramar beach, FLAsk $1.75MListing says rent projections are 180k house is listed at $586/sq ft asking price.

For those reasons, I don't have any onsite managers with the exception for properties that require onsite managers I pay a tenant $100 to $150 per month to keep a set of keys to all the apartments and to know where the water shut-off valve is located.I never have someone work at my properties without worker compensation insurance and one way I get around having worker compensation insurance for every property is I hire every worker through my construction company just like a regular employee where they sign my company's written policies and I tax them so they are picked up by my worker compensation policy.You have a problem that every landlord should pay special attention to.As for worrying, there is nothing you can do and the ball will bounce where it wants to.

It took me years to be decent at it, there are a few little tricks to it (the angle of the cut, taping the tube to the gun, temperature of water).

They dropped the ball so many times during our transaction and delayed closing a few times.