The home was built in 2006, great neighborhood, close to the highways, close to everything new that is being built, close to a military base.

All Texas based. 

. - PM provides a cash based accounting report every month, for every unit under management, that clearly labels all rent, all expenses, including management fees, and the net directly ties to the amount of money deposited into my bank account.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

We’re an MHC syndicator based in San Diego with a 15-year track record of strong performance.

So, here are the basics based on my market, which is AZ.  

I think if we were running the 40 yard dash of cynicism and pessimism we would be neck and neck based on all our posts :)

As I start to look at what sub-contractors I want to use I wanted to see if anyone has a good base template for sub contractors to sign?

I'm not familiar with Pace Morby, but I'm based in STL and would be happy to help answer your questions and possibly make some introductions.

Property taxes will likely be reassessed based on the transfer value, so confirm local rules to anticipate potential increases.If you hold the property for at least one year, you can use the equity as collateral for a construction loan, aligning with your long-term financing plans.

My answer for you is not based upon your Sub2 question primarily.