Feels too much like paying rent to me.

@Jorge VazquezI would never pay someone to do something they were supposed to do in the first place.I would hire an attorney and pursue that avenue, sue for losses if you wish.School of hard knocks

I have a clear goal tenant in mind, and pay close attention to the trends and lifestyle amenities that'll help us get to the top of the market from finish aesthetics to secure bike storage. 

He was basically saying to me- "sucka, there are no late fees so I don't have to pay" (even though he was 6 months late on a 12 mo loan).

Small price to pay imo. 

Subtract what you would pay someone and hopefully give you 15-20 hours more to do other things like working with buyers and selling those properties. 

I paid 1/2 of negotiated labor up front and have been purchasing/paying for materials myself. 

None of the homes I have seen have made the 70% rule happy if I pay reputable contractors other investors have connected to me to do the renovation so I would need to do the work myself. 3: I wait on the quadplex I have been working to get from the landbank.

Nik, if this is for a wholesale deal, borrowing funds to pay for the EMD is great!  

With this last round of insurance increases we are paying almost $50 per month per apartment.