@Michael R., I hope you were able to get some sound advice with this issue. 

It's hurts when you I see 30-40 properties and all need ton of work and they r not in the best neighborhood.

My thought is while that sounds great on paper, if we end up not finishing on budget and the contractor now has 20k of our budget (hypothetical number) in his pocket, and we end up bankrupting and closing the door on this venture, there would likely be bad blood about him having profited well while our business folds up.I see a strategy where his expertise is leveraged to oversee that bids are in the right ball park and work is being done properly as well as compliance type issues (permits and such) are all in order.

Our team each started as agents and learned investing and Buy-and-Hold and BRRRR....I am not clear how "R"'s are in there. 

I would insulate with r-30, apply the rubber bumpers to the bottoms of the joists, and drywall with (2) sheets of 5/8".

I am relocating to the area, and would like to talk va r/e law , best vs. worst areas etc. could you help me?

@James R Porter I am not an agent, but I would think that is his problem. 

@Shaun R.

Originally posted by @Kyle R.

I would suspect the same goes for Fort Worth: http://www.stewart.com/en/stc/longview/tools-and-r...3840 Hulen St #100, Fort Worth, TX 76107