You'd be better off selling the property to someone that has, or partnering with them where you are the supplier of the lot(s).Go rent the movie, "Money Pit", then get back with me.

@Patrick Philip pay the money to have it delivered from your supplier.

I also have a blackbook with 6 years of experience containing the best and most profitable subs, contractors, suppliers, and products anyone could have.

Big purchases I consolidate and the supplier will deliver for $500, while sometimes this is inconvenient with good scheduling it works fine.

I've also thought about the option of taking the house plans to a flooring or paint supplier and ask them to do the take-offs and supply those materials. 

I've given deposits simply to hold my place on the calendar for a very busy contractor.Ask if you can give a lower deposit to hold the spot on the calendar and have them connect you with their materials supplier so you can pay for the materials instead of them.

Maybe think about taking contractor #1 to court.Did you get (legal under local law) lien releases from both contractors and their subs and suppliers before releasing partial finish draw pay?

You could offer the tenant some kick back for using that supplier that nets out that costs you less than not having the service plan but gives them some incentive.BTW I would do it as a kickback to ensure they actually use the provider.

🏗 Construction is building someone’s dream and why we fail to build one, the real strategic failures🤐Construction projects are complex 💢 undertakings that require careful planning and execution✅ to be successful 🏆 .Unfortunately, there are numerous potential pitfalls ⚠ , that are external and internal, that can hamper a project's progress, leading to strategic failure 🔥 .See the image for detailed external factors, mapping to internal factors 🔀 and how they result in below strategic failure.1️⃣ Failure to secure lower cost of capital 💰; the cost of capital during the gestation period adds up quickly 📈.2️⃣ Failure to obtain volume discounts 🏗 and rebates from materials suppliers and secure lower labor 👷‍♂️ rates from certain subcontractors; and3️⃣ Failure to build a sales and marketing 📢 strategy and aligning it with the Project timelines ⌛ .4️⃣ Failure to manage cashflows 💥 resulting in abandoning ✂the projects.

"Cost" is never gonna be "price" for any subs, suppliers, or other pros.