The property rents for about $4K/month total.

You must keep the tenants security deposit at a bank that physically operates a branch office in the State of NC.  

If a PM handled similar situations, they would be using their HVAC go to technician, they would take a certain % of the total and add ontop of it for themself, parts would probably get marked up, it would be like 3x. 

Quote from @Brian Rocha: I'm looking to secure a HML for a fix n flip in Florida and for now and am only looking to secure for the purchase price only and handle the rehab costs myself.

Now I am totally confused!  

@Bob Asad at our bank, we have an escrow account for security deposits, it is set up with sub-accounts for each tenant with their security deposit amount and their SSN.

I understand this is a good way to become financially secure over time and am eager to start.  

We add up the scores and get a total score that reflects the level of risk the applicant presents.

What strategies do you recommend for securing hard money loans for spec builds?

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.