Now admittedly I had a small sample size over just a few years but tenant relations are generally much better.I get paid on time every month.If a tenant breaks something, they have to fix it or  lose their section 8.There is a lack of supply it seems so tenants jump on vacancy's and stay put.  

It seems that appraisers are never willing to accept that appreciation happens based on current market supply and demand. 18 months ago is vastly different than today. 

We prepped did a walk thru 2 weeks prior to order any needed supplies, we did some repair work early if we found that we could, Our Painter was not in house he was FABULOUS,, he would work non stop, and others followed as soon as he was done.

There are market factors that impact supply and demand that don't move together.

So when you have the supply factor limited in the DEMAND SUPPLY chain.............you get higher demand.Below is what I eye each month from GLVAR, median home price.

When he finally showed up he didn't even have a team to do the work let alone the supplies (long lead time).

Are most Vendors who Supply & Install Licensed, Bonded, Insured in the same manner as GC's?

They could not supply this to me.

The end report indicated a need for fixes, some just based on common knowledge would be a simple home depot run for supplies to re-grade so as to stop future problems, others, possibility of helical piers which just from structural engineers rough estimate as he did do similar work in the past, would have been a significant cost. 

In total, I probably spent 2 hours painting, 3 hours cleaning and about $60 on cleaning supplies.