@Jerell Edmonds is right that many of us, including myself, waited because of fear and feelings. 

I provide short term rental furnishing and renovation finish list that includes paint colors, light fixtures, cabinets etc.

This agreement with your general contractor acts as a roadmap, with clear expectations and protection for all parties involved.One frequent mistake is the failure to include sufficient detail or being too vague.

Including most of the big malls like The Galleria in Dallas and the Stonebriar in Frisco.   

I'm a broker in 18 states, and none that I can think of require Disclosure of repaired issues, including NC.

Upgrades include a fully remodeled kitchen, renovated bathrooms, new durable flooring, contemporary fixtures, and efficient heating and cooling systems.

If your property management company is good and has built an internal maintenance team which has set rates and had strong relationship relationships with licensed contractor which should keep costs in control, you should never need to shop contractors on your own I wouldn't think.So in short, our policy is give us your preferred contractors upfront if you have them, but then we work all tickets to resolution including dispatch, and payment of invoices.This is of course for operational expenses.  

I would work on my communication of my processes including letting them know asap of their schedule with me. 

That does not include any expenses, vacancy, etc.similar rent minus PITI does not equal cash flow.  

I am going to talk to my PM about it to see if and how it was done, so if you would like to be included in the conversation or I can let you know, would love to have you there to see how it is done