Whether it be a plumber, electrician, title company, lender, or whatever...if we ask other real estate investors who they have used and would recommend it significantly helps in finding good people.  

The only exception is if it was a super small job like sub $200.We do this because he will drop almost everything to help us, and two we want a reputation with our contractors that we pay our contractors in full and in a timely manner once they have completed a quality job.We use the same folks for most jobs and they will push other jobs out of the way or come out on emergency calls.

After speaking with a very reputable agent he's suggesting new construction in Madison, AL with the builder offering a rate buy down.

In reality this guy is unknown, and seems to have a sketchy reputation.

There are plenty of hard money lenders on here as well that have a positive reputation.

I mean, I know that's what you are trying to do here but if we need a plumber, or electrician, or title company, or lender - ask other investors in your market through these real estate investor groups.  

My reputation is not one i'm willing to risk.

If you don't self manage I would get a reputable local PM.

Currently researching reputable turn-key providers that are active on the BP forums.

Engineers, building manufacturers, Excavators, erectors, Electricians, Plumbers, etc. backlog of business has started to go down.