Hi Samuel,With your expertise as a painter you may be able to take advantage of some properties that others may not want to touch.  

My painter lives in the neighborhood and agreed to fix it for me.I have found competent fairly price contractors.  

In Portland there was a huge deal with a painter that pressured washed and scraped an old house.

I'm thinking that will be at or over the limit for me.Does self-manage mean self-renovate, self-handyman, self-plumber, self-painter, or, do you have a team?

I have a decent plumber, painter etc, but would like to have a deeper bench in case one is busy or just to keep them honest on pricing. 

When you are working with contractors or Painter's handyman's anybody working for you do you want to offer 50% payment first do you want to offer them to pay at the end of the job how do we offer our workers pay?

Certain things in my mind are small enough to let a tenant take care of, especially when you have to mix in the hassle of coordinating when the contractor/painter comes and that it works out with when the tenants home, and also paying the contractor, (especially small jobs where they expect cash)  I'm just debating if I should have a steadfast rule or not.Happens to be in this case the tenant made the suggestion, and I know she knows how to paint as she did the interior (at her own cost).  

Or do you have to manage several types of individual contractors like plumbing, tiling, painters, etc?

We just closed on 22 units mid march and went back and forth on whether to organize the reno work schedule ourselves (schedule the demo guys, painter, buy floor, schedule floor installer, install vanities/fixtures, etc..) or just hire a GC that would oversee the whole shabang.We ended up hiring the GC and the work has been good overall, but we're not as happy with the timeline.. we have a 18 month term bridge loan in place currently and planned on having these initial units done in half the time it has taken the GC.

If you think it does, then you don't understand who you are, and it won't matter what you call yourself.If you paint houses, but don't like the term "painter", it won't matter if you tell others you are a "surface color coordinator"...you still paint things.