If it doesn't meet 1%, it wont cash flow for me.

I highly recommend getting that done in the form of a subcontract agreement - short form or master depending on the dollar value of the contract.You need to incorporate a schedule of values breaking down the contract sum into tasks, and with an accurate cost assigned to each task.

I am in need for a contractor to come out and do a bid for me in the Bradenton , Sarasota FL area.

Thank you all for having me and thanks in advance for all of those who will give me some information on the next steps for me. 

1) Not a lawyer, but in most states you can find the same forms your real estate agent would use.

A 70% LTV is too high for me so I may have to find a private lender for 80%. 

I’m looking into alternative methods to house having and MFH run for $700k+ out here.At the moment, I live in a detached garage converted into a 600sf 1bd/1bth.Since the 700k price point for a duplex with max 3bd/2bth unit to rent it out of question for me, I was thinking of the possibility of picking up a smaller house with the possibility of converting a garage or building a separate addition that my wife and I would then be able to live in while renting the main house.I know CA is becoming very favorable towards ADU’s now a days and was wondering on if this could qualify as a primary residence for myself as well as me be able to use potential rental income for me to be able to qualify for a loan.Still new to BP and REI, I couldn’t find a google answer on this, so any help would be appreciated.Thanks!

In Texas, it doesn't cost extra to make a series LLC when you form it or renew it annually (in Texas we don't even have renewal fees).

It's not a strategy that's for everyone but it is working for me.

Also make sure you are answering the questions correctly on their forms --- I once saw an operating agreement generated from a similar service stating that the member will represent the membership interests in the LLC using a certificate.