Trying to finish rehab of 20 unit in oklahoma need advice

[Tab Teehee]

Even after months of planning, meeting with contractors, shopping for materials, etc., I still find it extremely challenging to get this project wrapped up and start renting units. A little background...the property was built in 1972, 2 story garden style that are comprised of 12 two's and 8 ones. I closed on the property 5/31/18, 100% vacant and in need of substantial rehab. Aside from the basic new floors, paint and drywall, all appliances, and heat and air would be replaced. Also, decided to have washer/dryer connections installed and include stackable washer/dryers. All doors and trim that were previously stained, have been painted white, the previously smooth and beat up walls are repaired and textured. Kitchen cabinets had trim, paint and nickel hardware added. New vanities, toilets, lighting, and some new and some refinished tubs. Broke ground on the rehab around 6/15, and even though there's been a lot done there's still a lot left! I live in Florida, and have been coming to the project about 3 times a month since it started! Contractors have no sense of urgency and never have enough people working at any one time...very frustrating to manage this project from afar. I think i've finally reached my breaking point and am backing up to punt...looking for a fresh, motivated and affordable contractor to step in and stop the bleeding before i'm out of resources! I'm meeting with my prospective management company this week to see if their in house maintenance staff is capable of finishing up everything...if so, I may just hand the keys to them. Really would love a pep talk, lol...or to hear some others experiences if ever in my situation.

[Wesley Davis]

Are the sub contractors hourly? If they are, that's the first problem.  Tell your General contractor or whoever is managing it to get rid of the hourly subs and get subs that work by contract.  That fixes the urgency problem right there.  If they are contract... well maybe better subs are needed which leads into my next point...

If your area is like here in Asheville, all the good contractors and subs are booked up.  There is so much work for them that they can pick and choose their jobs.  Which leaves the bad contractors, who are also busy, just not as busy.  

In regards to doing one unit at a time.  It's not a bad idea.  It will cost you more money though from the GC's perspective.  Subs that make multiple trips like that versus sitting on a job and finishing it will charge more, as they should if they are good.  On the other hand though, if it will help with the rehab costs that much more it might not be a bad idea.  You're probably limiting your pool of good GCs though by doing that because it is typically harder to manage and in theory would take longer to finish the project that way.   

I cannot stress the hourly worker versus the contract worker enough.  If they charge hourly, that's probably 100% your problem right there.  NEVER hire hourly workers.  Now, sometimes good subs have to charge hourly on remodels, but not normally.