How do weekly labor draws work for rehab projects?

We quote your full project price upfront. Instead of paying 30-50% as a deposit, you pay weekly as labor progresses. Each payment is credited toward your project total. Draws start at $4k/week for smaller projects and scale with project size. Materials are separate: we provide detailed lists and you purchase directly, so you control the spend.

Is SLH a project manager or contractor?

We're the licensed general contractor. Our crews do the work: demo, framing, plumbing, electrical, finishes, everything. We're not a middleman coordinating other contractors.

Why do investors purchase materials separately?

Transparency. Traditional contractors mark up materials or bundle them so you can't see what you're paying. We provide detailed material lists with quantities and timing. You buy directly from suppliers at cost. No hidden markup, full visibility.

What payment methods do you accept for rehab projects?

The $150 scope fee can be paid by credit card. All other payments (weekly labor draws, final balances) are wire transfer, check, or cash only. No credit cards for project payments.

How do I qualify for Portfolio Partner pricing?

You qualify with either 3 or more concurrent projects OR a commitment to 5+ projects per year. This gives you 10% off weekly labor draw rates plus priority scheduling and included pre-acquisition estimates.

Do you handle permits for rehab projects?

Yes, as an add-on service. We manage the entire permit process including applications, coordinating inspections, and maintaining documentation. Permit fees are passed through at cost.

What should a good contractor bid include?

Line-item detail for every task, labor and materials separated, specific materials listed, timeline with milestones, payment terms, and what is excluded. If any of these are missing, ask for them.

Should I always take the lowest bid?

No. The lowest bid frequently has the least detail, the most hidden costs, and becomes the most expensive by project end. Compare line items, not totals.

How do I compare bids from different contractors?

Put all three bids side by side and compare individual line items. One contractor might be cheaper on framing but more expensive on electrical. The total matters less than the components.

What is included in the $150 scope visit?

A complete bid in scope-of-work format. Room-by-room line items, labor and materials separated, specific materials listed, timeline, and weekly draw schedule. Everything you need to evaluate the project.

What are the biggest red flags in a contractor bid?

One-line items without detail, bundled labor and materials, round numbers everywhere, no timeline, no mention of permits, verbal-only quotes, and demands for large deposits.

How to Read a Contractor Bid as a Real Estate Investor

A contractor hands you a bid. One page. "Full rehab - $48,000." You have no idea what you're paying for. That's exactly how they want it.

Reading a contractor bid is a skill every investor needs. Here's how to take apart a bid and know exactly what you're getting.

What a Bad Bid Looks Like

"Kitchen remodel - $12,000"
"Bathroom remodel - $6,500"
"Flooring - $4,000"
"Electrical - $3,500"
"Paint - $2,500"
"Total: $28,500"

This tells you almost nothing. What's included in the kitchen remodel? What kind of flooring? What electrical work? You're signing a blank check with guardrails made of paper.

What a Good Bid Looks Like

Kitchen remodel:

Demo existing cabinets, countertops, backsplash: $800
Install new Shaker-style cabinets (10 linear ft): $3,200
Install laminate countertops: $1,100
Install tile backsplash (30 sqft): $600
Install sink and faucet (investor-supplied): $350
Electrical - add 2 GFCI outlets: $400
Total kitchen: $6,450

See the difference? You know exactly what you're paying for. You can compare line items across bids. You can spot where one contractor is cheaper on cabinets but more expensive on labor.

The Five Things to Check on Every Bid

1. Line-item detail. If the bid isn't broken into specific tasks with specific costs, send it back and ask for detail.

2. Labor vs. materials separation. You need to know what you're paying for labor and what you're paying for materials. Bundled numbers hide markup.

3. What's NOT included. Look for exclusions. "Does not include permits." "Does not include dumpster." "Does not include paint." These add up fast.

4. Payment terms. What deposit do they want? What's the milestone schedule? Or will they work on weekly draws?

5. Timeline. A bid without a timeline is incomplete. "When can you start and when will you finish?" needs a specific answer.

The Low-Bid Trap

Three bids come in: $42K, $47K, and $52K. Your instinct says take the $42K. Stop.

Check the line items. The $42K bid probably has:

Less detail (hiding what's not included)
Bundled labor and materials (hiding markup)
Missing items that will become change orders
No timeline commitment

The $47K bid with full line-item detail, separated costs, and a firm timeline is almost always cheaper by the time the project is done than the $42K mystery bid.

Red Flags in Bids

Round numbers everywhere ($5,000, $3,000, $10,000). Real estimates have odd numbers because real math produces them.
No mention of permits. Either they're not pulling them (problem) or they're not including the cost (surprise later).
"Materials TBD." This means they'll add material costs later, which is a markup opportunity.
No warranty on work. Professional contractors guarantee their labor for at least a year.
The bid arrives verbally. If it's not in writing, it doesn't exist.

How We Handle Bids at Seller's Little Helpers

Our scope of work is the bid. It includes:

Room-by-room line items
Labor costs separated from materials
Specific materials with quantities and specs
Weekly draw schedule
Firm timeline with weekly milestones
No deposit requirement

You see every dollar before you commit. No mystery numbers. No surprises.

Book a $150 scope visit at sellerslittlehelpers.com - get a real bid you can actually read. Call (708) 536-6700 or email info@sellerslittlehelpers.com.