YES, I do provide a bonus / penalty structure to my contractors.

Confirm with your lender if they have looked at Freddie products.Now for the repairs themselves - If the repairs require licensed work, work to have the seller hire the contractors to complete the repairs.   

Where I sell real estate we have to disclose it on the MLS, and I put it in the contract or an addendum for the buyer/seller to sign.

I met two different HVAC contractors at his properties to fix them, and they both expressed their dislike of them and said they have a ton of issues with them. 

Hi Rohmah,Out of BRRRR investor here as well.Agents, lenders, contractors, PMs are your core!

I suggest focusing on building your "Core 4" team—agent, lender (one who can finance both the purchase/rehab and refinance is ideal), contractor, and property manager.

This team consists of an Investor Focused Agent, Lender, Contractor, and PM.Read this article on the "core 4".

Property needed some TLC as it had some termite damage and active infestation at time of move in, got quotes from contractors to replace some studs but all quotes came in too high so ended up doing most of the work on the home myself which meant the home sat vacant until January 2025 at which point i placed on rental sites but still waiting for vacancy to be filled.

-One particularly disappointing eviction involved a contractor who worked for FPM.

In the 5 years you've operated your rental SFR portfolio have you used licensed and insured contractors/vendors?