@Praveen BalajiWe paint all are units Chic Grey walls, flat white ceilings and bright white semi gloss trim/doors.

But, that's a whole nother semi-complicated discussion.Good luck.

There is one semi-decent area locally but the properties are pricey (DC/Virginia area).

We find someone that does a fair job at a reasonable price and then after one or two jobs they get very sloppy or try to jump the price.I can semi control them in my geographical area, but I have a couple of properties I am under contract to purchase out of the area and the bids have been excessive.

All of my rehabs went over budget and took double the expected time, and that was with a semi-competent contractor...

I would describe it as "semi-stable", probably not a real demographic term :)

Quote from @Chris Williams: Quote from @Marcus Auerbach: Sorry, I am reading a bunch of internet-nonsense here mixed with a few half-true statements that makes them sound semi-realistic.

I work as a semi trailer tech.

So instead of like 18 months ago were I presold my phase one in 3 months  ( 30 homes) then had to build them like a mad dog.. we have a better flow now we have semi custom top of the market product in the development so producing about 2 to 4 homes a month is our speed and sales so far are right in line with that absorption. 

My particular program is to only invest in class A in residential (I do b, c and even d in commercial), charge the tenant the high end of the scale, and fix immediately anything he wants that’s even semi reasonable.