However, if you clearly communicated a $15K budget, I’d stick to that and ask them to discuss the overages with the contractor to find a resolution.As a side note, always try to maintain reserves for your properties.

Realtors and lenders are usually the easiest to locate, while property managers and contractors can be more challenging to find.

I'm not sure why not - one of the great parts about real estate investing is that you can build a team around you for aspects you aren't as strong at or simply want to delegate to someone/expert and do the others yourself - look up "Core 4" for example - where you can have an agent, lender, manager, contractor all at once for your investments and can theoretically just let them do all the interactive work

I work at my brothers business as a independent contractor ,  he has an accountant for this business is necessary for him to to this job or i can do it myself.

Have also done work in DC and Maryland and would say Virginia has significant benefits over DC and Maryland because it is more business friendly and jurisdictions are willing to work with not against developers on projects I mentioned as well as you mentioned With the federal government and government contractors not going away - area is great for investment.

Property management companies and contractors are the people in your business who make or break you.I will send you a private message to refer you to a property management company that is doing good for me.Don't let the bad experience sway you away from real estate.

This team consists of an Investor Focused Agent, Lender, Contractor, and PM.Read this article on the "core 4".

I have my own properties throughout the area, and have worked with many contractors, PMs, lenders, insurers and attorneys that I can recommend.

He also says that he's using an executory contract (or land contract in Texas) to get around them and has never lost a house. 

---FYI: licensed contractors in our area charge $95-$125/hour.