They just seem to be trying to add too much now and not doing the basics well.  

Quote from @Mani Sundaresan: If I’m financing a rehab project with a hard money loan, do I still need to issue 1099-NEC forms to my contractors—given that the funds come from a loan, which isn’t taxable income?

In some cases, it might even mean you can buy your next house all cash.Financing Home ImprovementsThinking about upgrading your kitchen, adding a home office, or tackling other projects?

If you want to see an example of one of our projects, here is the airbnb link:https://www.airbnb.com/rooms/4...Hope I can help!

Being able to be on site and able to commute 20-30 hours a week on the project is crucial for me 

A great REALTOR will help you gather rental history and the cost to own and show you good sites for pulling rental projections, but you will need to do your own calculations.Everyone's mileage varies.

So I am at the mercy of that person for basically EVERYTHING.I am still waiting on that payoff amount 9 days later and am up against a clock where they have scheduled the home for sale at auction come March.

I guess I learned about Key Check, I was not super impressed, but it worked for the basics - it did not deliver income info, which I usually want to see. 

How  do i know the contractor not cut corner, the seller refuse to disclose the scope of work done, and the contractor said he won't reveal it without seller permission, so they are basically say we won't give you any information beside invoice, other figure it out yourself with your own money, we don't' have obligation.

If that's what you're really after I would start with the basics of what kind of bank loans either residential or commercial are available to you - not saying this is the best option, but it's a good place to start.