Also from the looks of your picture you served in the armed forces...THANK YOU FOR YOUR SERVICE!

Can anyone weight in on a ball park of what the following are costing flippers in the Atlanta area.The numbers don't have to be exact, just in range to tell if the contractor is attempting arm robbery without a gun.all advice and info welcomed.Hvac Roofing per squarePluming per square footelectric per square footdry wallI say again; nothing point on. 

Please note that all of these "jobs" are unpaid and I don't have a safety-net.

Memphis Invest's property management arm (PPMG Texas) will be the ones managing it. 

Arms-length acquisition How did you finance this deal?

Also for some cool tips on how to learn the essentials on buy and hold investing in small multifamily apartments (anything 4 units and below) and single family housing along with some tips on how to utilize your money intelligently and creatively so you're not giving an arm and a leg when you drop capital for your investments, I recommend the books: The Book on Investing in Real Estate with No and Low Money Down and The Book On Rental Property Investing both by Brandon Turner to get started.

The standard "commercial" loan in Texas is a 20 year ARM, average rate of 6.75% at this date. 

Williamsport is a small city but like any area you have your good and bad sections, so just check the areas you are thinking of investing in. i do recommend dealing with Jersey Shore State bank for any loans, they have a main branch in Williamsport. if you do invest in the area, stay away from Fish Property Management, i can give you 2 others that are better and will not charge you an arm and leg for everything.as far as your other questions, it all depends on how you set your rentals up, with student rentals you usually include some of the utilities, with the exception of electric, regular rentals you can have your tenants pay. do not think that homes will Appreciate much in these areas, you will be making your money on the rent, so make sure you do your math and run all your numbers.

Some commercial loans are ARMS or balloon payments etc.

If it's just a rehab and they didn't altered the structural integrity of the building i wouldn't worry; many flippers don't pull permits especially in places like california where the building and safety is something you want to avoid like the plague.