I'll pay so much when demo is done, I'll pay some when painting is done, balance due when the job is complete. 

Can you arrange for counters, floors, painting other “basics” without him tacking on his 20%?

Painting, for instance- an amatuer could take their time and paint a house over the course of a couple weeks and do a great job, but a professional crew could do the entire job in a day. 

Now, three years later, my tenant reported cracks in every room—paint cracking and full-line cracks in the bathroom, living room, and bedroom (walls, ceiling).A drywall contractor looked at it and said it’s normal wear and tear, but I’m concerned since it’s in every room.

The tenant fails to pay their last month's rent and leaves the place needing new flooring and paint.

Renovated the basement unit, new roof, new soffit/ facia, new gutters, new exterior paint that was paid for by seller.

We will be installing new cabinets, floring ,paint etc. 

(i.e. initial decorating and painting, bookings, rate structures, marketing, bookkeeping housekeeping, etc)? 

Painting and flooring are super easy.

A cash-flowing, large lot, alley loaded duplex that needed a new roof, painted and new floors.