As for timelines, they are more related to financing and just my excitement to put the rubber to the road, money where my mouth is!  

As far as finding deals, mine have been coming from Partnering, MLS, FSBO, Word-of-mouth, and Wholesalers in that order.  

So when considering the question...Should I invest in the betterment of my properties you must consider not only the monetary aspects but also the "non-tangibles" How much happier will you be with really good tenants in your property versus ones that you can bare.  

Word of mouth and referrals...that's how I grew from not having raised a single dollar to having raised many millions. 

@Steve Babiak   Touché    I know when I have had big insurance claims like a burned up house first words out of the audjusters mouth are do you have a current tenant ? 

My point being: put in the effort upfront and spend a bunch of time making sure you put the right tenant in there in the first place and you'll be a lot happier in the long run even though it takes a lot of work upfront.  

He actually originally offered a little lower initially %, but I offered higher to make him happier with the return so he'd want to keep doing it over and over.  

Regardless, I am a firm believer in learning by doing, and no matter what you do, I think you will be happier because you made a decision & learned from it. 

What I have found that works most of the time is find out through my clients who they are already comfortable using for subs and/or contractors who they have found through word of mouth in their community or development.

@James Park Well this tought me a big lesson I will keep my mouth shut about other states unless I am dead certain...