I state in my contract that for any work over $300 we seek approval for the repair and always have a quote ready from our maintenance tech if over $300.

But I'm fine to put down 20% on total value (80% LTV), I have a full time job, so I can support my underwriting with the steady income. 

The installer said it will be ~6-8 hours job and can finish within 1 day - but the tenant says he wants to have 1 day relocation and need to stay out of home for 1day. 

jobs attract people.. people need housing.. if this is in balance then things work fine.Austin seemed to grow like crazy with all the jobs. 

I recommend that you learn the tax code and take ownership over your strategy.Not having some foundational knowledge and an opinion on how to approach taxes as a business owner is a huge mistake.In my experience, every single business owner who says "I just let my CPA worry about it and I focus on my business" is doing a suboptimal job at tax planning.They are likely missing out on 10s or hundreds of thousands in saved dollars every year.Stop making excuses and get to work.Just a few months of part-time learning about taxes will pay you for the rest of your career.

 I bought my first house in 1987 and  5 years later I got a job transfer from Miami to Central Florida. 

You are paying them to do a job, I would let them do it and hold them accountable.

I always tell clients my job is not only to help guide you and help find something, but know how to get OUT of a deal if a cancellation makes sense. 

We do a great job of bringing consistent deal flow to investors. 

Finding another contractor, cutting costs somewhere in the job, and finding cheaper money (doing it all cash).