I don't know who Junk Monkey is, but I can tell you its NOT A BANK. So please don't confuse them and every other middle man as being a BANK. I work directly for Wells Fargo and Freddie Mac and I can tell by what you wrote that you have never done any direct work! Direct work has zero charge backs (Well the kind everyone on here always complains about) of course if you have a royal screw up I guess they would back charge, but not for missing a photo. You don't need to follow any pricing guidelines, you bid, they approve. No discounts. And I am paid within 30 days of the agent signing off on the work. Wells Fargo even gives a 1/3 deposit on jobs over $10,000 and when the work is done it takes maybe a week to get approved and then they send the check FedEx next day air! I also buy properties for cash and fix and flip and can tell you one major flaw in your suggestion, purchase price! Unless you are buying in the ghetto you will never buy and fix a house for profit and spend only $30K. I wish people on this forum would realize that working for middlemen is not bank work.
I have done plenty of direct work so you would be wrong. I invoice the BANK not some national or regional. I have contacts at these banks that I speak to regarding work orders not some vendor manager. That however is not what the thread is about the thread is about Junk Monkey not DIRECT work. Working DIRECT is not that different from working for a homeowner or on a commercial job.
Junk Monkeys system requires a cost estimator so I DO know EXACTLY what I am talking about.
I have also flipped houses for under $25K total investment. I have a closing tomorrow on a property I purchased for $3,000.00 paid a realtor $500.00 for hooking me up with the deal, invested 13K in and I have is sold for $42,000. You can purchase properties anywhere in the US for for less than people think if they just search for the deal. I received a list of 3,400 properties recently from a realtor and every single one of them was priced at $7,000.00.
Don't come into a thread and act like you know it all when you clearly do not. You know what you are dealing with and how it works for you. I know how it works with Junk Monkey and agree that your way or my way are either one better.
It seems from your posting that you have a sweet deal. Anybody who works for some regional, or national doing rehabs will not have nearly as sweet a deal.