There really is a shift between the 'retail' mindset and the more of a business to business professional mindset that is critical to understand when hiring professional services like this. 

However, the GC I hired was wildly incompetent so they missed critical components like the HVAC, we had to redo the sewer drain to the house, holding costs delays … you name it.

Definitely second this - if you were thinking of taking 65% for yourself I would imagine you're pretty new to the STR management space (not a criticism, just an observation).

I've done exactly that for many years, and many, many times.Of critical importance (which you already understand) is to be COMPLETELY up-front and transparent about the cash offer:  "I will pay $xxx in cash, with NO contingencies" or something to that effect.  

Also the market and level income (5 miles surrounding the property) is critical and off course the NOI so:I am wondering how you guys evaluate a deal  before investing your money?

He explains how critically important it is to do hard work that flows - there is no resistance, instead you are fully inspired and in alignment with who you are and where you are going.

How we react in those critical moments determines our long-term success.

I appreciate you taking the time to make sure I’m aware of how critical it that any work, especially mechanical work, is done properly. 

There are critical items such as -Plumbing, HVAC, electrical items, roof repairs, appliance repairs- that you want extremely competent professionals to handle to ensure that you the PM and owner avoid liability and to ensure you aren't shelling money out again for the same issue because you were being cheap the first time.  

The one critical area I am struggling to line up help with is after hours emergency support.