Tenants, trespassers, contractors, suppliers, guests, etc.

For instance we work with a flooring supplier and in their warehouses they absolutely must have sprinklers for their inventory, but depending on the jurisdiction and the material being stored there may be specific sprinklers required. 

If you are running more than 1 property it may make sense to look into Hotel suppliers like HD Supply. 

Perhaps even worth sitting down with our lumber company and engineer to talk through it.Ultimately, our dry-in framing costs look like they'll be about $11/sf, which I'm pretty happy about (and this is with one of the most reputable national lumber suppliers and framing companies).

Generally the contractor will go to a supplier and/or big box store to get the supplies and then have the contractor desk call me for payment. 

Additional resources for sourcing deals would be wholesalers (real ones), direct marketing, door knocking, other agents off market/pocket listings, etc.To do 3 a month, you will need to build some systems and a full crew of contacts like subcontractors, materials suppliers, etc.

Several years since, but we have a local supplier or at Lowes.

Your cabinet supplier should be able to help with this.

With enough phone calls, you might be able to find a supplier/contractor who can respond faster than two weeks.You may have to lower the rent for a month and/or help cover lodging.Clearly communicate all that you are doing, and what the problems are to your tenant so that they don't thing you aren't doing anything and just don't care.

And it is all about self policing.. some folks are great straight up etc... others are financial sociopaths and will beg borrow cheat steal not matter what to get a deal.. we have all seen it... and its in every industry and walk of life.I have been an active courthouse steps foreclosure buyer going on 40 years now... that's not all that popular either.Also was a fairly large log supplier here in the northwest along with developing Real Estate into subdivisionsSo at a function when someone ask's what I did it was well I am a developer I clearcut forests and I buy foreclosures and kick people out of their homes.. and just to add to all of that I have a fairly good size Hard money lending company charging double or more bank rates.. but I am a really good guy  really I am...