Clearly, I chose poorly:  tenants and property management company. 

Given your expertise as a contractor, you might find an investor willing to fund the rehab in exchange for a profit share or interest on the loan.Cash-Out Refinance:If you own other investment properties, consider a cash-out refinance to pull equity from those properties to fund the rehab.I work for Aslan Home Lending and we have a HUGE variety of loan products, including the ones mentioned above.

@Jaekwan Lee I wouldn't get too stuck on which loan product to use.

JVs will almost always be far more productive than VAs.

I can help you explore various loan products that suit your needs and maximize your returns.Please feel free to reach out to set up a time to discuss this further.

Our personal  house had previous work done but the piers were poorly done, and we noticed dry wall cracks and tile floor "separation"  about 2 years back.   

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

It may limit the amount of lenders ability to help you find the product.

It's a portfolio product with a local bank.

I own equity in two different syndications, one managed by Brian Burke's (Hands-off Investor) Praxis and another is managed by Robert Kiyosaki's (Rich Dad Poor Dad) property manager MC Companies.