You need to work with RELIABLE contractors & Have a Real Estate Agent that is hunting for opportunities.

Any recommendations for contractors in the Atlanta area that preferably work with out-of-state investors?

Our team includes a dedicated realtor, and we will soon have a licensed contractor on board.

I had to pay contractors he stiffed in order to remove liens and refinance the property. 

A good team (agent, contractor, lender) is also going to be key.

Now most new investors forget that they need to front the contractor like 10k to get started. 

Then there are some in between that may have a composting outhouse and a hose spigot, but no full electricity etc.  

This Spring the inspection scheduler "Beverly" retired and the whole program moved to a 3rd party contractor out of California who now handles scheduling (with the expected miscommunication and inability to make quick decisions resulting).I have been a supporter of LMHA and the Section 8 housing choice voucher program here in Toledo, Lucas County, Maumee, Perrysburg, and surrounding areas but the program really is now costing far more than we get out of it.

Do all contractors or PMs give you an Additional Insured insurance letter? 

You need to be extremely thorough with your scope of work, and unfortunately the sun porch was not salvageable, but fortunately the contractor helped knock it out of the park and the home looks amazing now!