i am just getting in to real estate and i know first hand to never give money up front if they need money up front you dont need them. i have a background in construction and have owned a roofing business for the last 5 years i always offer no money up front payment upon completion

I include the scope of the project as far as what repairs need to be done, itemized budget for the repairs in Excel table format, and 3 neighborhood comps with pictures of those houses and descriptions talking about granite/ss appliances/tile floors/new roof, etc just like my project house will have.Everything is done in Powerpoint so I can make an excellent presentation using pictures and laying it out where I want it.

During the last housing dip around 2008 I know some people that got hit critically when their vacancy went through the roof but their mortgages stayed the same.BRRRR is something I am considering also but seems like it would be harder to pull out as much capital as a straight rehab to sell would be able to do.

If you get 5 quotes, 1 will be high, 1 will be low and 3 in the middle.Also, most insurance companies who will write a 30 unit complex will not write small (4 units and under) properties, so don't make any assumptions on premiums based on small properties.In this market, all insurance companies are really scrutinizing the age of the roof (older than 18 years can become an issue) and want to see circuit breakers for the electrical. 

These 2 cost us $48,000 more but they will cash flow immediatly, where the other original 2 duplexes are costing approx $48,000 in renovations (new roofs etc).  

Roofing & Paint are just normal maintenance, but  P&E are big impacts to your investments.

It depends on a lot of stuff like window colors, roof color, etc. and Joshua D.is exactly right - if it's a rental I would just clean it because you don't want to be repainting it again if the paint somehow doesnt stick. 

As far as renovations, for like major things that may need to be repaired or upgraded during the inspection (example: roof, new floors, plumbing) can the 203k loan be utilized?

I would actually prefer a place where the kitchens and baths need to go, of course it must be reflected in the price, and definitely no major issues like roof or structural or anything that would need permits or contractors...

IF gurgle is the sound of sucking air the place to start is on the roof with a long enough snake to get to the main if possible.Age of construction or type of pipe would be helpful.