I had no visibility into the financial side because my contractor was a poor business man.

A poor presentation can make a difference. 

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

I've gone through a couple handymen that overcharged for very poor work so I'm looking for recommendations from people who have actually worked with someone in the area.

Your best bet is to understand what FHA is and is not. 

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

Any review would be their cost of doing business.Realistically, if you have the experience, contractor resources, and skills to do the rehab, then borrowing money is your best bet.

What seemed like a great investment 2 years ago would be a poor one now......which is why you need to go in with a long term horizon in mind.

And for a NNN commercial it's on the low side as well (not to mention that lending rates have killed the commercial market when heavy leverage is needed).Delaware Statutory Trusts are probably going to be your best bet given your specific parameters. 

@James S. your best bet is a local bank or credit union who knows that area.