All of my PM's are realtors: My CA PM is with BestPropertyManagement and they sell property (I bought one property from them), but the major part of their business is Property Management; My OH PM is with BetterHomes&Gardens and they do a lot of both.2- are these larger (formal) multi locations PM firms, or more small and local boutiques?

Hi @Victoria N HoffmanGo to Home Depot at 5:30 in the morning. 

Different states have different requirements for what needs to be in your contract form so I would suggest looking at Law Depot which has per state leases/contracts: https://www.lawdepot.com/contracts/residential-lease/#.XMm1dJNKhTZ!

These (not the counters) will probably last 50-100 years and could last forever.Home Depot/Menards/Lowes cabs (off-the-shelf oak-faced w/ particle board sides and backs) would have been about $1500-$1800 unfinished, uninstalled, without any soft-close stuff, and I would have had to fit stock sizes in a non-standard space.

I'm targeting off market vacant homes in the established areas, first one was in Garden Grove that I was actually able to get close to 70% ARV that I wholesaled off to a flipper.

My go to is Hilton Garden inn or the conrad or the waldorf Astoria.. one of those 3.. 

I had previously been told by a contractor that Lowe's and Home Depot don't have the same quality fixtures as plumbing stores. 

I used to work for Home Depot. 

Scott famous trick: Go to Home Depot at 6 am for a couple days and see the contractors at the pro desk.

If truly all it needs is a new roof to be complete and ready to sell then a few ideas off the top of my head could be:1)  Borrow the money from friends or family to replace the roof2)  Put the cost of the roof on a no/low interest credit card and pay it off as soon as the house sells3)  Go through a home improvement store (like Home Depot) that offers financing for larger projects like roof replacement4)  Don't replace the roof and just lower your sales price or offer the buyers a credit to fix it themselves after closing