Correct, that is exactly what I am saying and that cost would be if you hired each sub out individually and acted as your own GC.

I ended up hiring cleaning contractors and looking to hire handy man to fix few things, that will cost more than damage deposits ($1100) before to make this house ready for new tenants.After I told everything to seller he is not gonna sign the paper to release escrowed amount to me.

Enough that even larger contractors are hiring inept trades people.  

I would advise you be stern with your requirements or hire a property manager so you don’t have to deal with that :).

Perhaps a nice 1950's built bungalow.Always hire a 3rd party property inspector to give you an unbiased feel for the home.

If you only hired your CPA for tax preparation, he would not be expecting those extra projects and leaving room to fit them in.

And unless you're a contractor, or very experienced in rehabbing properties, I'd recommend hiring an inspector to go through the property while you're under contract and in your inspection period.

First off welcome to BP.Secondly, you need to hire an architect.

LLC’s, generally speaking, are best for buy and hold, not flipping.As to setting them up, if you are a single member LLC or sole owner of a Corp, you do not need anything extravagant regarding operating agreements, etc so you can certainly save some money setting up the entity yourself or you can hire a firm that specializes in setting them up.

Perhaps a nice 1950's built bungalow.Always hire a 3rd party property inspector to give you an unbiased feel for the home.