i loved their videos and i did contact them, but am worried as some have suggested that they pawn you off to juniors and that their response is very slow.

I highly suggest getting your feet wet in your local market if possible if you plan to rehab or manage the property yourself.

I suggest you check out Chad Griffiths and Jonathan Hayek.  

@Kevin Sobilo thanks for your suggestion.

Quote from @David Naphy: Hi BP community, I appreciate any and all suggestions!

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

I suggest you put money into the deal with labor.

If so do you have any suggestions or tips for best practices to do this?

Paid a top local esigner to come have a look and all she did was insult our cute little place that was doing just fine.....But I think where a designer could add value is by suggesting unique areas, like game rooms, coffee bars, outdoor BBQ/play areas, and stuff like that. 

Indeed, it's probably ideal to do the kinds of things my colleagues here and I have suggested before trying a $$$ seminar or mentorship of that price.