The quality of inquiries on facebook is ridiculously low because it's ridiculously easy.

At a bare minimum, I would require a written lease agreement and a standard security deposit equal to an entire month of rent.

My recommendation would be to partner with Realtor for referrals so you can spend your time on what you do best.Either way, with your criteria being so specific, you'll likely end up with quality leads and an additional income source!

a) What does your Contract say about how to deal with sub-standard work?

Ensure that the updates are of high quality yet within budget to maximize the increase in value.When it comes to refinancing, after completing the renovations, you can refinance your home to access the created equity.

Standard heloc cost on a 100k @ 5%, 10 year term(int and principle)= 67k in interest.  

Quality will be relative to the cost. 

Perhaps hire the PM as a second set of eyes for quality control but that should be in addition to the GC you should hire from day one. 

Really competitive pricing, and their electricians are super knowledgeable and do great work.For HVAC, Standard Heating and AC have done quality work on an AC installation, as well as servicing multiple furnaces at my properties.I don't have a good rec on a plumber in the area - all of the outfits in the twin cities I've contacted that have more than 2 employees seem to not want to touch small/medium-sized jobs, and overbid pretty aggressively as a result.  

His last excuse was that he was waiting on cabinets and materials—this is just a standard rental rehab.By September, I decided to end our contract and started looking for a new contractor to complete the work.