I love when I get the chance to interact with the owner and don’t have to go strictly through their agent.Build rapport, get them to like you and WANT to sell you the house.

On the other hand, PM's need to get better at communicating, implementing available tech tools and managing expectations.What other elements am I missing in designing this symbiotic relationship?

I had even replaced some of the oven elements & light bulbs earlier in the early to keep it "like new". 

I am so out of my element here and I need to cash out refinance my two BRRRR before I make a move to learn something new.

Yesterday I realized while sitting with the realtor that I don't know what I should be asking them or how the interaction should go.

They interact with contractors on a very frequent basis and my experience has always been positive when getting contractor referrals from local decorators.  

This is my first interaction with hard money as my first deal was through seller financing so hopefully it all goes smooth. 

I would like to know how the characteristics and elements of a property that investors look at before deciding to Fix and Flip or Buy and Hold?

Your PMA should have defined every element that went wrong in your story. 

They then interact with the Specialty Tradespeople or what I refer to as, “Specialty Contractors” and guide the construction/remodeling team to the end of the project.