The future owner would like to do the work themselves or with an unlicensed (and very affordable) contractor, but to get a permit they need a licensed contractor.  

Now with a blank canvas I got my contractors together and painted the picture.

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So good hiring/firing ability for office staff and contractors or people management skills if you want to call it that. 

If you use a handyman or contractor then you can deduct the entire amount. 

Consult a Realtor, contractor, property manager, or lender, and then request referrals for the remaining three.

There are some real advantages to investing close to home, especially for your first property:- You know the area better- It's easier to manage and check on the property yourself- You can respond quickly to issues- You'll have a better network of local contractors, realtors, etc.That said, if the numbers really make sense in Conway or Titusville/Melbourne, it's not impossible to invest out-of-state.

@Naveen kumar VadlamudiYou can successfully invest in most Midwest markets if you build your core 4 of a local real estate agent/deal finder, lender, contractor, and PM - BP is a great place to start!

I don’t feel like it offers any protection if the contractor did something wrong with the installation.

The core-4 consists of a realtor, contractor, property manager, and a lender.