We've worked hard to build up our reputation, borrower profile, and lender relationships in order to get the best loan terms.  

Hey guys,Can anyone provide referrals to decent investor friendly carpenters, handymen, plumbers, electricians, flooring, tile setters, etc?

(3) Who is a reputable 1031 qualified intermediary?

Where are the headaches- you have a relationship with the contractor and maybe plumber/electrician.

We are still hoping to find a plumber and electrician that we like enough for a big job.

If he’s reputable, he’ll produce the docs in short order.

Do you have a team in place at Fort Lauderdale like cleaning crew, plumber, electrician, key drop off?

I know that there are downsides, not all companies are reputable, and I could make more of a return if I did it myself. 

I'm about 7 days away from closing on my first real estate deal and the thought occurred to me that instead of wasting time (and closing costs) dealing with a bank for the initial loan, I could simply use myself as the source of "private money" for the entire purchase (~40k) for a home that I intend to rehab.The rehab is expected to take 3-4 weeks and I already have a reputable contractor with a written estimate in hand and the cost will be a ~25k additional (worst case) on top of that.  

Your reputable advice is much appreciated.