The remaining locations are then worthy of further examination.

If you are hiring someone standing outside HD he likely doesn't have those expenses so yes he can charge you less but then you have problems and you wonder why.People who "always" have problems are generally the problem themselves so I respectfully suggest you point the finger at yourself and stop blaming others.When you accept that you are responsible for hiring the wrong person instead of implying in your post that they are out to get you and examine why you make the same problem over and over you will find the contractor that will do the job you want.As to proposals I suggest you try this bring 3 or 4 contractors together with you walk through the house and show them all the project at the same time with written outline of materials to be used. 

I took course in Santa Ana and took the exam in LA and I found it very beneficial.Hope this helps.

Sounds like you've put yourself in a support role and quit selling - might be a good time to examine that.I would love to tap your 15 years of insurance industry experience to figure out what I'm doing wrong.

Then there are numerous other state, MSA, and local variables that you should be examining to identify what market to invest in.Even before you get to this, you should spend much more time specifically definining your investment goal, which will provide guidance on what to consider when conducting market research... for example, if you're looking for cash flow, you BETTER conduct an analysis of price-to-rent ratios and average cost of housing.1.

What you need to do is truly examine your intent.  

Again, others might feel differently here.3) property level due diligence: (takes seconds to weeks per deal): here is where I drill in with the low-level details.a) pro forma popping: I examine all the assumptions, and see if they are overoptimistic or not.

Examine the piping joints.

I always says if you if you want to be successful you have to be around successful people.. somebody mentioned negativity and people telling you, you can't do something.. that is because their ignorant or not willing to want more for themselves..on another note:I have been examining whether I wanted to flip traditionally, rent or otherwise.

And while it is not helpful with this tenant, I would really examine your tenant screening and selection processes closely.