jason, i have my sticking points, as i'm sure most rehabbers do..my big pet peeves are old windows and formica countertops...crazy i know, but every rehab i do has new windows and granite..my painters are my main crew...they also do my framing, roofing, drywall hanging and finishing, etc.

Here is the list I gave to my Project Manager when he first started with me a couple years ago:Upon Contract Acceptance---------------------------------------Ensure Access to Property: * Make Copy of Property Key(s) * Purchase New Lockbox * Place Key(s) in Lockbox and Install at PropertyIf Certified Funds are Required for EM: * Get Certified Funds for EM from Bank * Submit Certified Funds to AgentIf Financing the Purchase: * Send Contract to Loan Officer * Provide Loan Officer Property Info * Connect Loan Officer with RE Agent * Have Loan Officer Schedule Appraisal * Make sure Loan Officer Knows Anticipated Closing DateDue Diligence---------------------Inspections: * Turn On Utilities for Inspection (water, gas, electric) * Schedule Termite Inspection * Schedule Property Inspection * Attend Inspection and Take Notes for “Scope of Work†* Get Final Inspection Report and Review for “Scope of Work†* Get Termite Letter/Pest Inspection ReportContractor Prep: * Create Scope of Work * Create Materials List * Determine Which Contractors Are Needed: * GC * HVAC * Roofer * Electrician * Plumber * Pest/Termite Control * Painter * Landscaper * Carpenter * Schedule GC Walk-Through(s) * Get Contractor QuotesPurchase Decision: * Perform Final Financial Analysis Using Estimates/Quotes * Perform Both Flip and Rental Analysis * Make Go/No-Go Decision on PurchaseUpon Contingency Finalization---------------------------------------------Final Purchase Prep: * Get Closing Date from Lender/Agent * Arrange Landlord Insurance Policy * If Financing, Connect Insurance Agent with Loan Officer * Follow-Up on Appraisal with Lender * Get Pictures/Video * Choose a General Contractor * Choose Sub-Contractors (if no GC) * Determine Exit Strategy * Create Rehab Schedule (if no GC) * Create Final BudgetPrior to Closing-----------------------Final Loan and Closing Prep: * Obtain and Review HUD-1 * Obtain and Review GFE (if financing) * Ensure Loan is Ready for Closing (if financing) * Get Certified Funds for Closing * Determine How to Hold Title * Get Partnership Agreement Documents Signed (if partnering)Upon Closing--------------------Day of Closing: * Get Keys * Change Property Tax Records to Home Address * Get GC and Sub Contracts/Docs Signed * Arrange GC and Sub Start Dates

The roofer came back to fix the roof and fascia (which cost us nothing, since it was his fault) and our sheetrock and painters came in and fixed the kitchen for just a few bucks (they get a lot of work from us, and were happy to do us this favor).Other than that, we've had a few wobbly fans, a broken shower handle, a sliding glass door that didn't slide very well, a three-way switch that was installed improperly and a garage door opener that was malfunctioning.

Heck, I don't need to watch my painter roll walls.

Painting wise, my painter does a very neat but fast job, $20 per hour.

Have all painters show up at the same time, tell them to bring their lic, ins and references.

$10/hr for a decent painter?

Any time I spent on things such as painting or sanding would be a huge loss of income as the income I generate in an hour running the business, managing my staff & marketing is much more than the cost of paying a painter per hour.All of that said the vast majority of folks here on BP are in a very similar boat to you.

My father is a painter as well and he swears by Sherwin Williams and I would be able to get his rate.

Any future entrance to the home required a mask.Long story short, contractors and subs (carpet installers, painters, etc.) were impossible to mnage from afar once I got back home and did not do the jobs in the timeframes or qualities I would have demanded had it been a local deal.