Just a business card and a number that sounds good enough to win the job.That changes everything about how you have to operate here.In most markets you can hire a GC, hand them a project, and expect them to manage the scope, budget, timeline, and material selection.

Just disclose that on the front end if you go that route.If it were me, I'd work my a$$ off to pay down the debt, get another 5-10% down payment and a good enough debt to income ratio for the next house hack or live-in flip.

She had evictions, collections .. all the red flags which I normally avoid but since she came from a good reference I thought it would be good enough to give a chance (I REGRET)!!

Am I doing something wrong or have I just not found a good enough deal? 

I will be doing a 1031 and have extra funds to add if the deal or deals are good enough.  

Would that be good enough reason to deny a tour? 

However this would indicate that I need to purchase something that is in good enough condition for a conventional loan. 

I would like to know your opinion is it worth taking trouble in getting permit with county and redo work. or Just license contractor is good enough to redo basement.

.- your first investment seems good enough I question have you considered repeating it.  

Consistent execution on a good-enough strategy almost always beats endlessly hunting for the perfect one.