We didn't realize this rehab would be so expensive.

But also realize that you should never buy properties based off rules of thumbs.

He had no financials on the place, but after an inspection and realizing i needed to put about 3k a unit into 3 units to improve their "showing appeal" I will be able to rent the 6 units for about 3600 total.

The real dividend may not be the dollar return on such a small scale but generating interest in investing, financial news, and the realization money can grow.

When the foundation crew went to raise the foundation at the piers, he realized that the floors were rising up but the house was not.

I guess I did not realize I could participate directly with a sponsor as a non-accredited investor, sort of tricky because they can't advertise to me, however I'm not aware of a place where I can go and seek them out (except maybe here).

I will sell them on finance terms and realize a huge gain. 

(Do you you realize that even if you were happy to wait until AFTER their seasoning period, Lenders won't/shouldn't loan you 100% of its valuation?)

AHS says "They told us what it needs, we don't know what the rules are, we rely on the contractor for that".When I mentioned the other property (before realizing it was the same company) had an issue last year and no fuss about an expansion tank or T&P or anything extra, he said "They probably did it illegally then".

I realize why wouldn't I try and follow them.