rates are high, prices are high, good PMs and contractors are booked up and busy, and it's very tough to find good deals. 

Asking in the correct forum will get a better response.Read the RULES!

@Chris LauerRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Quote from @Mike Levene: contractors should give exact quotes, come in give you a full detailed list of how much it will be to cost for labor and materials broken down.

🚨The Green at University City is transforming into a top-tier Entertainment District🎉 The development includes a 65,000 sq. ft.

🚨The Green at University City is transforming into a top-tier Entertainment District 🎉 The development includes a 65,000 sq. ft.

If you want to offer a "rebate" of some kind after they stay up to date for certain amount of time, I'm more inclined to go that way, but in general theres no real good reason to put yourself as the owner in the middle of the utilities unless they aren't metered in a way to bill directly.  

It's in these scenarios where the wisdom of cutting losses comes into play.

I have a bit of a soft spot for the area as a UF grad, and I still come back to the area every year or two. 

We would have to come oop about 400-450 for 2nd HH.Also planing to use other rest of heloc for a dscr or brrr so that would possibly help as well.Would you wait until rates drop to do another HH and just buy the brrr/dscr now?