Negotiated paint with the painter - a long story that involves disappointment - but the good news it that we will have paint, even if we need to put it on ourselves.

Along the way I have found a painter, a flooring guy, and a bathroom remodeler which I may try on the next tenant turnover. 

Have they booked a painter?

@Heather Olson I think the best thing to have would be a quote from a painter that way you have documentation to take to court.

Homeless looking construction painter plumber with beat up phone.

Hire a real painter.

Then they set everything up and then I go sign closing documents. .It's the same way I've cultivated other relationships wether it be flooring guy, painter, HVAC, contractor, etc.

Referrals - Start asking everyone you know for referrals to great real estate agents, other real estate investors, lenders, title companies, attorneys, and contractors in each trade (HVAC, electricians, plumbers, GC's, flooring installers, painters, tree removal, foundation specialists, etc.).  

If you're doing a rehab, you'll need a plumber, electrician, drywall technician, HVAC, structure, roofing and painter ready to get it done.    

Calling a painter with a few square footage measurments can get some solid numbers.