Thank you for taking the time to thoughtfully consider each question and respond accordingly!

We have been through 3 contractors at this point. 2 backed out due to the way the payment works on this loan and one didn't give a reason just stopped responding.

What they mean by that is that they will  respond to a call about a leaky toilet, send the maintenance guy to confirm that its a leaky toilet and then hire a third party to come fix it.

Those that respond “$0” or something ridiculous, you can request income documentation from them to justify.Don’t be afraid to share with them how much your property taxes & Insurance increased and that YOU cannot afford to absorb them.ALWAYS get an increase or something of value annually when rents are increasing or tenants will start thinking they should never have an increase, making future increases that much more difficult to negotiate.

Thanks for responding! 

Local contact must live in the area and be able to respond within 20 minutes.

It might be a good idea to look on their while you're waiting for more people to respond...if this is an immediate need.

@Rob Hakes Thanks for responding, passive, steady and boring is exactly what I am looking for.

I got all the comps in a seller’s report Side note: Is there a way to respond to a reply without quoting everything?

It seems many aren't interested in small tasks, because most don't even respond to inquiries.