One of them hired a landscape guy, well, the landscape guy never came so I was paying $140 per month for nothing for about 7 months.The other property manager didn't tell the tenants they were responsible to replace the ac filter, that bill was $1000 to replace the AC fan motor.I am really afraid of blowing off the money.

Criminal background will weed out some bad actors as well.  

Your clients should focus on properties with significant equity potential and work with experienced contractors to stay within budget and timeline—especially with borrowed funds on the line.Avoiding Bad Deals - Encourage them to work with experienced agents, contractors, or mentors and always run multiple scenarios, including worst-case outcomes, to stress-test their numbers.Reserves - Advise your clients to keep a reserve fund separate from their loan for emergencies, unexpected expenses, or delays.

Like deferred maintenance, (bad roof, worn out water heater/AC Unit, warped flooring, water damage) etc, unpaid utilities,  unpaid taxes, a second loan, unpaid HOA fees, a bad pool, bad reputation, sometimes squatters, sometimes they were drug houses, and so on.

Self-proclaimed “Short Sale Queen” and associates indicted in federal mortgage fraud scheme
Tuesday, December 3, 2024
For Immediate ReleaseU.S. Attorney's Office, Eastern District of Texas
PLANO, Texas – Thre...

But my realtor said they are going to do special assessment on this property and HOA runs badly. ( We requested HOA reserve document but no answers. ) We wanted to wait to see how special assessment going and close. 

A good drywall guy can hang and finish it in less than a day easily.But what you need to do is put a bunch of Green Glue between the sheets.

Hope you don't put down large earnest money deposits... these guys will make sure you lose them! 

The bad news is the LTV is 95% currently, and after a $4 million paydown it's still 88.6%. 

.: Quote from @Adam Michael Andrews: Too bad this guy deleted his account.