Investors need someone who can stay with all the market movements and have the best lending solutions for the investors current goals. 

These crew will need to leave a day early to get to work and will need a crash pad several times a month.If the economy is healthy and seniority movement is steady, you will always have turnover as crew will get seniority to bid trips which no longer require the pad.

Limited margin for error or overruns.For San Jose and the Bay Area, based on Flipsquad data:Flippers routinely stretch up to 80-85% ARV when:Holding time is short (less than 3 months).Rehab is light-to-medium ($40–$70/sf).The end buyer pool is strong (desirable schools, walkability, etc.).Savvier investors still aim for 75% ARV or lower, but it's rare without off-market access or distressed conditions.At 85% ARV, you're likely in “retail-light flip” territory — minor improvements, high sell-through confidence, and fast turnarounds.What to Watch:Rehab Budget Accuracy: In tight ARV margin deals, every $10K in under-forecasted rehab can wipe out profits.Comps Movement: In San Jose, small swings in comp prices can shift ARV ±5%, which is your entire profit in many deals.Speed > Margin: Many Bay Area flippers optimize for return on time, not maximum margin — flipping 3-4 properties at 80% ARV quickly might outperform 1 at 70%.Good luck with your flips and feel free to reach out if I can be of any assistance. 

That way there’s no confusion.As for this case, I’d probably eat the cost this time (maybe gently let them know this isn't typical maintenance), but use it as a learning moment.

I’d recommend:Have your PM issue a formal notice to cure (or quit), citing the specific issues — unauthorized pet, debris, etc.Copy the Section 8 caseworker on the notice, and ask them to keep you looped in on any action they take.Open up a dialogue with the tenant — let them know you don’t want to go down the eviction path, but these things have to be corrected or you’ll have no choice but to move forward.Let them know (gently) that if it goes to court, it could put their voucher at risk.

Las Vegas is gentle on home exteriors. 

But in theory, if there is enough movement on NOI, then yes, you could refi and recycle that capital.Generally, as you are getting started, your three main sources of information will be brokers themselves (while they may be painting an optimistic picture, the good ones are still in reality), lenders (many loan brokers will happily take a look at a deal you are considering and throw it into their quick calculators, again giving you some ideas as what numbers they expect to see), and property managers (these are the front lines who are controlling your expenses and revenues, so typically provide the best info).

@David Aylor I live and invest here in Asheville, and we, Movement Mortgage that is, can help you with this.

Unemployment stays down, actually goes DOWN, because employment IS going to be UP but, but but BUT, it's a movement game, median incomes stepping DOWN because consolidating to reduce labor cost's.

The learning curve for SFH is much more gentle than that for medium size MF.