Very unhappy with this PM (I already took over handling maintenance because of the ridiculous amounts they were agreeing to pay contractors) and won't be using them moving forward, but was hoping to keep them on to handle the eviction.  

I wonder if there are enough lots to keep a deal flow going and or contractors that could do some volume ?  

I would probably try to speak with them face-to-face or on the phone and finish the conversation by telling them you will send them a formal letter shortly with the exact date after you talk with your contractor/partner, etc. 

But April to August is enough time for a full down to the studs rehab.If the property needs work, we try to do a walk through as soon as we receive a move out notice, so we know what contractors we need.

you mentioned you might want "a gem that doesn't need major structural repairs, and luck out on a contractor."

Great post, this also applies to PM"s and Contractors.

The BRRRR combines all the things that can go wrong with rehab and managing contractors with the holding costs during the time when the rental is being seasoned, and then you are literally at the mercy of lenders who may or may not refinance you at a rate that will allow you to cash flow.

I know you've got stories for sure, especially as a contractor I'm sure y'all see wild stuff!

Other contractors hired to look at the property are saying something was not done correctly.

The easiest way to do this is to shop multiple groups, but like hiring any contractor, less expensive doesn't mean better.