2- Never trust the lease contract or always read them and never trust the seller's version?

Just looking at my situation, I am paying the contractor cost plus 10%. 

The local government had my contractor create some basic drawings of the work, had me pay the permit fee and pay for an inspection. 

Agents, tenants, contractors, and even employees will forget to turn off the lights.AC - Contractors will turn down the AC and never turn it up.Vacant - It is common in todays market to be vacant for months.

Does the contractor who was hired to repair it have any recollection or notes, like emergency visit, no heat?

Do you have a recommendation for a contractor who can install the sprinkler? 

I was using builder trend as a contractor, but that was more focused on contractor client and subcontractor relationships.

I looked in the forum and there were some old posts about contractor referrals but most of them were 5+ years old and I wasn't able to find half of the names mentioned by googling. 

I am located near Martinsville, VA and am interested in buying there and surrounding areas (Danville, Roanoke, Winston Salem, Greensboro, etc).If there is anyone else from the area or surrounding areas that has any contacts or resources as far as realtors, title companies, contractors, lenders, or even wholesalers, please let me know.

For example contractor qoutes you 30k for renovations with a deposit of 10k.