Contingency based that you guys have used in past or recommend?

You must be an awfully generous guy.

So I hired a company to pressure wash my apartments (8 units) in New York State and the guy fell off the roof.   

Highly discourage anyone to deal with these guys

Start posting some ads and start having some conversations with these guys if you don’t get any referrals.you get a better feel when you speak with people one on one.

Your living expenses get rolled into the investment, which can offset the expense (you're paying $1300 in rent each month--including that in your calculations for either a duplex or a home with an adu may make the investment numbers work better)I would strongly encourage you to spend a lot of time figuring out how to make a house hack work for you guys.

I am not guy of recommends labor, but San Antonio has a good amount of contractors that make a good work, just ask for their previous projects. 

If you're looking to house hack find the guy or gal who just started their first or second house hack.

Try my guy Joseph Soldner: https://www.rockwoodco.com/profile/joseph_soldner

So FYI stay away from Flipster as well guys, unless you wanna do the free 30 day trial.